Know if the deal works — before you make the offer.

Yes — all of it. The calculator, the projections, and the underwriting result are free to use with no account required. There is no paid tier and nothing is held back behind one.

A deterministic finance engine. Every metric — cash flow, cap rate, DSCR, IRR, the 10-year projection — is computed by tested code (421 automated unit tests) that never rounds until the display layer. Click any metric in a result and it shows you its exact formula with your numbers substituted in.

Not for the analysis, and that's deliberate. Every figure — cash flow, DSCR, the max workable price, the ten-year projection — comes from arithmetic you can check by hand, and the site shows you the formula with your own numbers substituted in. A language model asked to underwrite a property will produce a confident figure nobody can verify, which is the opposite of what this is for. The Learn section has an optional explainer that answers questions about the assumptions, and anything it writes is labelled as machine-written. The math never is.

You often don't, and the calculator is built around that. Enter just the price and it tells you the rent the property would need to clear every threshold — so instead of guessing a number you only have to judge whether that one is achievable. Once you enter a rent, it shows the deal at the bottom, middle and top of the plausible range, and names the rent where the answer flips. It deliberately never invents a rent for you: rent estimated from the purchase price would make every property score the same.

Yes. Paste a listing link at the top of the calculator and Caprately reads the address straight from the URL — never by scraping the page — and applies that state's tax and insurance rates. A link doesn't carry the price or the rent, so either type those two or paste the whole listing page and they're pulled out of the text. Automated estimates from a licensed data provider can be switched on, and aren't yet.

Simple mode estimates taxes, insurance, vacancy, upkeep, and closing costs from standard rules of thumb so you can screen a deal in seconds. Advanced mode opens every assumption — itemized expenses, growth rates, rehab budget — so you can underwrite it properly.

Property tax and insurance come from your state's real effective rates, not one national average — tax alone runs from 0.29% of value a year in Hawaii to 1.88% in New Jersey, and California is priced at the post-Proposition-13 rate a buyer actually pays. The rest are conservative rules of thumb: 5% vacancy, 8% of rent for management, upkeep priced per square foot when you give a size. Insurance is the roughest of them. Before you offer on a real property, switch to Advanced and plug in the actual bill and a real quote.

No. Caprately is a screening and analysis tool. It shows you what the numbers say, and shows its work — but every deal deserves independent verification, local knowledge, and your own judgment.