📊
Analysis Calculators
Essential tools for evaluating property performance and value
- Cap Rate Calculator
- Cash-on-Cash Return
- Rental Property ROI
- Gross Rent Multiplier
- DSCR Calculator
🔨
Strategy Calculators
Advanced tools for specific investment strategies
- BRRRR Calculator
- House Flip Analyzer
- Wholesale Deal Calculator
- ARV Estimator
📊 Analysis Calculators
Purpose: Evaluate property value independent of financing. Cap rate (capitalization rate) measures the return on investment based on the income a property generates relative to its purchase price.
Required Inputs:
Calculation Formula:
Outputs:
| Net Operating Income (NOI): |
$22,000 |
| Cap Rate: |
8.8% |
| Rating: |
Good (based on 4-10% typical range) |
💡 Pro Tip: Cap rates vary by market and property type. Urban apartments typically range 4-7%, while suburban rentals may see 6-10%. Higher cap rates often indicate higher risk or lower-quality properties.
Purpose: Measure actual cash return on invested capital. Unlike cap rate, this accounts for financing and shows the real cash flow return on your out-of-pocket investment.
Required Inputs:
Calculation Formula:
Outputs:
| Total Cash Invested: |
$80,000 |
| Monthly Cash Flow: |
$800 |
| Annual Cash Flow: |
$9,600 |
| Cash-on-Cash Return: |
12% |
💡 Pro Tip: Most investors target 8-12% cash-on-cash return. Below 8% may not justify the risk and effort. Above 15% is excellent but verify the numbers carefully.
Purpose: Quick property valuation comparison. GRM provides a simple metric to compare properties rapidly without detailed financial analysis.
Required Inputs:
Calculation Formula:
Outputs:
| GRM: |
8.3 |
| Rating: |
Good |
| Interpretation: |
For every $1 in annual rent, you're paying $8.30 |
Rating Scale:
- Excellent: GRM < 6
- Good: GRM 6-10
- Average: GRM 10-15
- Poor: GRM > 15
Purpose: Determine if property income covers debt payments. DSCR (Debt Service Coverage Ratio) is critical for DSCR loans and lender approval.
Required Inputs:
Calculation Formula:
Outputs:
| DSCR: |
1.25 |
| Status: |
✅ Qualifies |
| Lender Note: |
Most DSCR lenders require 1.0-1.25 minimum |
💡 Pro Tip: DSCR ≥ 1.0 means the property generates enough income to cover debt. Below 1.0 means negative cash flow. Most lenders require 1.20-1.25 minimum for approval.
Purpose: Complete rental analysis with multiple ROI metrics including cap rate, cash-on-cash return, appreciation, and total ROI.
Key Features:
- Accounts for vacancy rates
- Includes property taxes, insurance, HOA, and maintenance
- Calculates property management fees
- Projects appreciation over time
- Shows 5-year projection with principal paydown
💡 Pro Tip: This is your most comprehensive rental analysis tool. Use it after narrowing down properties with simpler calculators like Cap Rate and GRM. It reveals the complete financial picture including tax benefits and appreciation.
🔨 Strategy Calculators
Purpose: Analyze the Buy-Rehab-Rent-Refinance-Repeat strategy. Calculate how much cash you can pull out and your return on the remaining equity.
BRRRR Strategy Phases:
Key Calculations:
Example Outputs:
| Initial Cash Invested: |
$75,000 |
| Cash Pulled Out at Refinance: |
$62,000 |
| Cash Left in Deal: |
$13,000 |
| Monthly Cash Flow: |
$450 |
| Annual Cash Flow: |
$5,400 |
| Infinite Return?: |
No (but close!) |
| Return on Cash Left: |
41.5% |
💡 Pro Tip: The BRRRR strategy works best when ARV significantly exceeds purchase + rehab costs. Target at least 75% LTV on refinance to maximize cash-out while maintaining good cash flow. If Cash Left = $0 or negative, you've achieved an "infinite return"!
Purpose: Analyze fix-and-flip profitability including the 70% Rule check. Accounts for all acquisition, holding, rehab, and sale costs.
Cost Categories:
Key Calculations:
Example Outputs:
| All-In Cost: |
$235,000 |
| Gross Profit: |
$45,000 |
| Net Profit: |
$45,000 |
| ROI: |
28% |
| Annualized ROI: |
56% |
| 70% Rule Max Offer: |
$170,000 |
| Deal Verdict: |
✅ Good Deal |
💡 Pro Tip: The 70% Rule is a quick check: never pay more than 70% of ARV minus rehab costs. Most successful flippers target $30,000+ profit minimum. Keep holding time under 6 months to avoid eating into profits with carrying costs.
Purpose: Estimate After Repair Value using comparable sales. Critical for both BRRRR and house flipping strategies.
Required Inputs:
Calculation Formula:
💡 Pro Tip: Select comps within 0.5 miles, similar bed/bath count, and sold within last 6 months. If your renovation will make the property superior to comps, adjust upward by 5-10%. Always get a professional appraisal before closing.
Purpose: Calculate assignment fee and Maximum Allowable Offer for wholesaling. Ensures there's enough margin for both you and the end buyer.
Required Inputs:
Calculation Formula:
Example Outputs:
| End Buyer's Max Purchase: |
$195,000 |
| Your Max Offer to Seller: |
$185,000 |
| Your Assignment Fee: |
$10,000 |
| Deal Verdict: |
✅ Viable (good spread) |
💡 Pro Tip: Most wholesalers target $5,000-$15,000 assignment fees. Make sure your buyer gets at least $30,000 profit or they won't want to work with you again. Build relationships with multiple cash buyers who specialize in different price ranges.
Access All Calculators in Zonely
Stop spreadsheet hopping. Get all 9 professional investment calculators in one powerful app, plus AI property intelligence, Deal Rooms, and market insights.
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Also available for macOS | Deal Rooms on both platforms
Why These Calculators Matter
Make Data-Driven Investment Decisions
Real estate investing involves significant capital and risk. These calculators help you:
- Avoid overpaying by running numbers before making offers
- Compare strategies side-by-side (rental vs. flip vs. BRRRR)
- Qualify for financing with accurate DSCR calculations
- Project cash flow and plan your financial future
- Build credibility with partners, lenders, and sellers
Integrated into Your Workflow
Unlike standalone calculator apps or spreadsheets, Zonely integrates these tools into your complete investment workflow:
- Property Intelligence provides market data and comps
- Deal Rooms let you share calculations with partners and track deals
- Quick Tools menu gives instant access to all calculators
- Save and compare multiple scenarios for each property
- Export to PDF for presentations and lender packages