Real Estate Deal Analyzer for Investors
Our real estate deal analyzer helps investors evaluate foreclosure and distressed property deals. Quickly calculate ARV, rehab costs, total investment, profit, and return on investment before purchasing a property.
Calculate the deal, then use the toolkit to evaluate risk and next steps.
Calculator
Results will appear here.
Comps + ARV
📊 Comps Helper — estimate ARV from sold comps
Beginner-proof comp rules (use every time)
- Same neighborhood (or closest similar pocket)
- Sold comps only (not active/pending)
- Last 6 months (12 months only if low volume)
- Similar bed/bath + similar style
- Size window: aim for ±15–20% of subject sq ft
This calculates $/sqft per comp, avg + median $/sqft, and a suggested ARV range using your Sq Ft field.
Tip: Set your subject Sq Ft in Deal Basics first, then come back here.
How many comps?
Comp 1
Comp 2
Comp 3
Comp 4
Comp 5
Enter 3 (or 5) comps and click Calculate ARV from Comps.
Rental / BRRRR
Refinance / Cash-Out
Rental outputs include mortgage (P&I), NOI, cash flow, DSCR, cash-on-cash, and your selected exit scenario.
Risk Score ?
Foreclosure Risk Score
Check what applies. “Deal Killers” trigger an automatic PASS warning. Risk score also tightens your targets (MAO / DSCR).
Confidence Meter
Confidence: 0%
Risk Flags (weighted)
Verified (boosts confidence)
Risk Score
0
Status
LOW ✅
Adjusted targets will appear here.
Next Steps (auto)
Check items to generate next steps.
Note: Risk Engine updates your calculator guidance automatically when you run “Calculate” in Deal Basics.
Toolkit
Roadmap
Beginner Steps
- Learn comps + ARV
- Practice repair estimates
- Start with REO / MLS
- Build agent + contractor
- Only then consider auctions
Auction Safety
Do Not Bid Without
- Title search / liens check
- Drive-by neighborhood review
- Strict max bid (MAO)
- Cash timing verified
- Plan for surprises
Beginner Checklists + Templates
Practical Deal Analysis Guides
📊 Comps + ARV Checklist
✔ Same neighborhood
✔ Similar property style
✔ Sq Ft within ±15–20%
✔ Sold recently
✔ Similar property style
✔ Sq Ft within ±15–20%
✔ Sold recently
🔧 Repair Scope Template
Exterior Scope
☐ Roof / shingles (missing, curling, leaks)
☐ Gutters / downspouts (draining away from house)
☐ Siding / trim (rot, gaps, water damage)
☐ Windows / exterior doors (broken seals, drafts, rot)
☐ Paint (peeling, lead paint risk on older homes)
☐ Foundation / grading (cracks, settling, water pooling)
☐ Driveway / walkway (trip hazards, major cracks)
☐ Porch / deck / steps (loose boards, rot, rails)
☐ Fence / yard / trees (leaning, hazards, cleanup)
☐ Exterior lights (working, safe wiring)
☐ Gutters / downspouts (draining away from house)
☐ Siding / trim (rot, gaps, water damage)
☐ Windows / exterior doors (broken seals, drafts, rot)
☐ Paint (peeling, lead paint risk on older homes)
☐ Foundation / grading (cracks, settling, water pooling)
☐ Driveway / walkway (trip hazards, major cracks)
☐ Porch / deck / steps (loose boards, rot, rails)
☐ Fence / yard / trees (leaning, hazards, cleanup)
☐ Exterior lights (working, safe wiring)
Tip: Exterior issues often hide water problems. If you see stains, assume more damage until proven otherwise.
Notes (Exterior)
Systems Scope
☐ HVAC (age, function, rust, odd smells/noise)
☐ Electrical panel (brand issues, corrosion, double taps)
☐ Outlets / switches (GFCI where needed, dead outlets)
☐ Plumbing supply lines (leaks, old galvanized, pressure)
☐ Drains / sewer risk (slow drains, backups, belly risk)
☐ Water heater (age, leaks, venting)
☐ Appliances (if staying) (test, missing, damaged)
☐ Insulation / ventilation (attic airflow, moisture)
☐ Smoke / CO detectors (present + working)
☐ Electrical panel (brand issues, corrosion, double taps)
☐ Outlets / switches (GFCI where needed, dead outlets)
☐ Plumbing supply lines (leaks, old galvanized, pressure)
☐ Drains / sewer risk (slow drains, backups, belly risk)
☐ Water heater (age, leaks, venting)
☐ Appliances (if staying) (test, missing, damaged)
☐ Insulation / ventilation (attic airflow, moisture)
☐ Smoke / CO detectors (present + working)
Tip: Big-ticket systems are where beginners lose money. If unsure, budget conservative or get pro quotes.
Notes (Systems)
Interior Scope
☐ Drywall (holes, cracks, water stains)
☐ Paint (walls/ceilings, odor sealing if needed)
☐ Flooring (carpet, LVP, hardwood condition)
☐ Kitchen (cabinets, counters, sink, leaks)
☐ Bathrooms (tub/shower, tile, fans, leaks)
☐ Interior doors / trim (missing, damaged)
☐ Lighting fixtures (missing, unsafe, outdated)
☐ Stairs / railings (code + safety)
☐ Basement/crawlspace (moisture, mold smell, cracks)
☐ Paint (walls/ceilings, odor sealing if needed)
☐ Flooring (carpet, LVP, hardwood condition)
☐ Kitchen (cabinets, counters, sink, leaks)
☐ Bathrooms (tub/shower, tile, fans, leaks)
☐ Interior doors / trim (missing, damaged)
☐ Lighting fixtures (missing, unsafe, outdated)
☐ Stairs / railings (code + safety)
☐ Basement/crawlspace (moisture, mold smell, cracks)
Tip: Interior is easiest to underestimate. If it smells like smoke/pets/mold, plan extra cleanup + sealing.
Notes (Interior)
Safety / Red Flags
☐ Active leaks / standing water
☐ Mold indicators (strong musty odor, visible growth)
☐ Structural concerns (major foundation cracks, sloping floors)
☐ Electrical hazards (open junctions, burnt outlets, exposed wires)
☐ Gas smell / improper venting (leave + call pro)
☐ Missing handrails / trip hazards (liability risk)
☐ Broken windows/doors (security risk)
☐ Pest signs (droppings, nests, damage)
☐ Unsafe stair/porch/deck (collapse risk)
☐ Mold indicators (strong musty odor, visible growth)
☐ Structural concerns (major foundation cracks, sloping floors)
☐ Electrical hazards (open junctions, burnt outlets, exposed wires)
☐ Gas smell / improper venting (leave + call pro)
☐ Missing handrails / trip hazards (liability risk)
☐ Broken windows/doors (security risk)
☐ Pest signs (droppings, nests, damage)
☐ Unsafe stair/porch/deck (collapse risk)
Tip: If you check any red flags, treat the deal as “higher risk” and require inspections/quotes before committing.
Notes (Safety)
🏡 REO / MLS Strategy
Start with inspectable properties.
👥 Build Your Team
Agent • Contractor • Title • Lender
⚠ Auction Safety Rules
Never bid without title research.
Help
How to Use This Software
- Deal Basics: Enter Purchase Price, Repairs, Holding Costs, Closing Costs, Buffer, and Sq Ft.
- Comps + ARV: Enter 3–5 sold comps and click Calculate ARV from Comps.
- Send ARV: Click Send ARV to Calculator to push ARV to Deal Basics.
- Calculate: Go back to Deal Basics and click Calculate to see results.
- Risk Engine: Check risk flags + verified items to get a risk score and next steps.
- Toolkit: Use checklists + Repair Scope notes to document what you see and what you need to verify.
Examples: Foreclosure Flip + Rental (6 Total)
Use these to learn how your numbers affect profit/cash-flow. Then check the Risk Engine to avoid surprises.
✅ Example A — Better Deal (Some Margin)
3/2 • 1,400 sq ft
Purchase: $150,000
Repairs: $25,000
Holding: $8,000
Closing: $5,000
Buffer: $5,000
ARV: $210,000
Repairs: $25,000
Holding: $8,000
Closing: $5,000
Buffer: $5,000
ARV: $210,000
Result:
Total Investment ≈ $193,000
Profit ≈ $17,000
Notes: Verify repairs + ARV. Small cushion means surprises can erase profit.
Total Investment ≈ $193,000
Profit ≈ $17,000
Notes: Verify repairs + ARV. Small cushion means surprises can erase profit.
⛔ Example B — Bad Deal (No Margin)
3/2 • 1,400 sq ft
Purchase: $175,000
Repairs: $35,000
Holding: $12,000
Closing: $7,000
Buffer: $8,000
ARV: $210,000
Repairs: $35,000
Holding: $12,000
Closing: $7,000
Buffer: $8,000
ARV: $210,000
Result:
Total Investment ≈ $237,000
Profit ≈ -$27,000
Notes: This loses money on paper. Strong sign to PASS unless ARV is proven higher or price drops a lot.
Total Investment ≈ $237,000
Profit ≈ -$27,000
Notes: This loses money on paper. Strong sign to PASS unless ARV is proven higher or price drops a lot.
Added Examples (Flip + Rental)
✅ Flip Example C — Stronger Margin
3/2 • 1,400 sq ft
Purchase: $135,000
Repairs: $22,000
Holding: $7,000
Closing: $5,000
Buffer: $6,000
ARV: $215,000
Repairs: $22,000
Holding: $7,000
Closing: $5,000
Buffer: $6,000
ARV: $215,000
Goal: Better cushion so surprises don’t wipe out the deal. Still verify ARV + repairs.
⛔ Flip Example D — Too Thin / Tight
3/2 • 1,400 sq ft
Purchase: $165,000
Repairs: $30,000
Holding: $10,000
Closing: $6,000
Buffer: $6,000
ARV: $215,000
Repairs: $30,000
Holding: $10,000
Closing: $6,000
Buffer: $6,000
ARV: $215,000
Warning: Thin margin—one surprise can flip it negative. Usually PASS unless price drops or ARV is proven higher.
✅ Rental Example E — Cash Flow + DSCR
3/2 • 1,400 sq ft
Purchase: $140,000
Repairs: $20,000
Holding: $0
Closing: $4,000
Buffer: $3,000
ARV (optional): $175,000
Rent: $1,650/mo
Taxes+Ins: $250/mo
Other: $50/mo
Mgmt: 10% • Vacancy: 5% • Maint: 8%
Down: 20% • Rate: 7.25% • Term: 30yr
Repairs: $20,000
Holding: $0
Closing: $4,000
Buffer: $3,000
ARV (optional): $175,000
Rent: $1,650/mo
Taxes+Ins: $250/mo
Other: $50/mo
Mgmt: 10% • Vacancy: 5% • Maint: 8%
Down: 20% • Rate: 7.25% • Term: 30yr
Goal: Positive monthly cash flow and DSCR near/above the risk-adjusted target.
⛔ Rental Example F — Negative Cash Flow
3/2 • 1,400 sq ft
Purchase: $175,000
Repairs: $20,000
Holding: $0
Closing: $5,000
Buffer: $3,000
ARV (optional): $185,000
Rent: $1,350/mo
Taxes+Ins: $320/mo
Other: $75/mo
Mgmt: 10% • Vacancy: 7% • Maint: 10%
Down: 10% • Rate: 7.75% • Term: 30yr
Repairs: $20,000
Holding: $0
Closing: $5,000
Buffer: $3,000
ARV (optional): $185,000
Rent: $1,350/mo
Taxes+Ins: $320/mo
Other: $75/mo
Mgmt: 10% • Vacancy: 7% • Maint: 10%
Down: 10% • Rate: 7.75% • Term: 30yr
Warning: Weak rent vs payment/expenses = negative cash flow and weak DSCR. Usually PASS unless price drops or rent is proven higher.
Tip: After loading an example, go to Risk Engine and mark what’s verified vs unknown.
Key Terms
ARV (After Repair Value): Estimated market value of the property after repairs are completed. Usually based on recent sold comps.
Total Investment: Purchase Price + Repairs + Holding Costs + Closing Costs + Buffer.
Profit: ARV − Total Investment. This is the estimated money left after selling the property.
ROI (Return on Investment): Profit ÷ Total Investment. Shows how efficient the deal is as a percentage.
Holding Costs: Costs paid while owning the property before resale or refinance. Examples include utilities, insurance, property taxes, interest, lawn care, and maintenance.
Purchase Price: The amount paid to acquire the property. For auctions this may include buyer premiums or fees.
Repair Budget: Estimated cost to fix the property so it can be sold or rented. Includes labor, materials, permits, and contractor costs.
Buffer (Contingency): Extra money set aside for unexpected repairs, delays, or cost overruns. Beginners should always include a buffer.
Closing Costs: Transaction costs paid when buying or selling property. Examples include title fees, recording fees, escrow fees, and lender costs.
Comps (Comparable Sales): Recently sold properties similar in size, condition, and location used to estimate ARV.
MAO (Maximum Allowable Offer): The highest price an investor should pay for a property while still maintaining a safe profit margin.
Equity: The difference between the property's value and the amount owed on it.
Cash Flow: Monthly rental income minus all expenses (mortgage, taxes, insurance, maintenance, vacancy, etc.).
NOI (Net Operating Income): Rental income minus operating expenses, not including mortgage payments.
DSCR (Debt Service Coverage Ratio): NOI ÷ Mortgage Payment. Lenders often require DSCR of around 1.20 or higher.
Vacancy Rate: Estimated percentage of time the property may be vacant and not producing rent.
Maintenance Reserve: Money set aside for ongoing repairs such as appliances, plumbing, roof, or HVAC over time.
Property Management: Cost of hiring a company to manage tenants, collect rent, and handle maintenance.
Refinance (Refi): Replacing the current loan with a new one, often used in BRRRR strategies to pull out invested capital.
BRRRR Strategy: Buy, Rehab, Rent, Refinance, Repeat. A long-term rental strategy used to recycle capital into additional properties.
Total Investment: Purchase Price + Repairs + Holding Costs + Closing Costs + Buffer.
Profit: ARV − Total Investment. This is the estimated money left after selling the property.
ROI (Return on Investment): Profit ÷ Total Investment. Shows how efficient the deal is as a percentage.
Holding Costs: Costs paid while owning the property before resale or refinance. Examples include utilities, insurance, property taxes, interest, lawn care, and maintenance.
Purchase Price: The amount paid to acquire the property. For auctions this may include buyer premiums or fees.
Repair Budget: Estimated cost to fix the property so it can be sold or rented. Includes labor, materials, permits, and contractor costs.
Buffer (Contingency): Extra money set aside for unexpected repairs, delays, or cost overruns. Beginners should always include a buffer.
Closing Costs: Transaction costs paid when buying or selling property. Examples include title fees, recording fees, escrow fees, and lender costs.
Comps (Comparable Sales): Recently sold properties similar in size, condition, and location used to estimate ARV.
MAO (Maximum Allowable Offer): The highest price an investor should pay for a property while still maintaining a safe profit margin.
Equity: The difference between the property's value and the amount owed on it.
Cash Flow: Monthly rental income minus all expenses (mortgage, taxes, insurance, maintenance, vacancy, etc.).
NOI (Net Operating Income): Rental income minus operating expenses, not including mortgage payments.
DSCR (Debt Service Coverage Ratio): NOI ÷ Mortgage Payment. Lenders often require DSCR of around 1.20 or higher.
Vacancy Rate: Estimated percentage of time the property may be vacant and not producing rent.
Maintenance Reserve: Money set aside for ongoing repairs such as appliances, plumbing, roof, or HVAC over time.
Property Management: Cost of hiring a company to manage tenants, collect rent, and handle maintenance.
Refinance (Refi): Replacing the current loan with a new one, often used in BRRRR strategies to pull out invested capital.
BRRRR Strategy: Buy, Rehab, Rent, Refinance, Repeat. A long-term rental strategy used to recycle capital into additional properties.
Educational tool only. Always verify ARV, liens, taxes, occupancy, and repair scope before purchasing property.
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