Know if the deal works — before you make the offer.
Enter four numbers, or every assumption. Caprately runs the underwriting math institutions use — cash flow, cap rate, DSCR, a 10-year projection — then an AI verdict grounded in those exact figures. Buy, hold, or avoid.
- Cash flow & ROI instantly
- DSCR & break-even occupancy
- 10-year projections
- AI memo: buy, hold, or avoid
Free while in early access — no account needed.
Caprately · Deal analysis
Try it — edit any number
DEALCap rate
7.8%
Cash flow
$431/mo
Cash-on-cash
6.7%
DSCR
1.30x
Deal score 68/100 — break-even at 80.1% occupancy. Other costs estimated from standard rules of thumb.
Discover deals already scored, underwrite any one of them in seconds, and watch the ones you buy compound toward the day your rentals cover your life.
Three moves, one outcome: not a calculator you open when you have to — a place you return to because the number keeps climbing.
Live Properties
Watch the engine screen deals in real time — verdicts and every number are computed live, nothing is hand-labeled.
Craftsman duplex · Cleveland, OH
$339,000
- $408/mo cash flow after debt service
- DSCR 1.24x clears the 1.2x lender bar
- 5.3% cash-on-cash return
- Breaks even at 84% occupancy
Assumes 25% down at 7% / 30yr · $3,650/mo market rent · cap rate 7.4%
Everything you need to screen deals fast
The analysis engine, AI memo, and listing import are live today. Cloud-synced deals and reports are next.
Cash flow & NOI
Itemized income and expenses, vacancy-adjusted, rolled up into monthly and annual net operating income.
Cap rate & cash-on-cash
See the two numbers every investor checks first, computed the same way underwriters do.
DSCR & break-even occupancy
Know exactly how much vacancy or rent drop a deal can absorb before it stops paying for itself.
10-year projections
Rent growth, expense growth, appreciation, and amortization modeled year by year.
AI investment memo
An analyst-style memo on every deal — thesis, strengths, risks, negotiation levers, and what to verify before you offer — grounded in the computed numbers, never invented.
Paste a Zillow or Redfin link
Drop a listing URL and Caprately pulls the property, fills the analysis, and returns an instant deal / moderate / no-deal verdict.
Why trust the numbers
Institutional-grade analysis, priced for individual investors.
The engine, AI memo, and listing import are live today. Deal alerts and portfolio tracking are next.
69 automated tests
Every calculation is covered — cash flow to IRR.
Zero early rounding
Nothing is rounded until the display layer, so errors never compound.
No black box
The AI reasons only from computed numbers. It never invents property facts.
A real deal, fully underwritten
Every number below comes straight out of Caprately's analysis engine — nothing here is hand-picked or rounded early.
Deal score 67/100
Property
$285,000 purchase · 25% down · 7% / 30yr
Gross monthly rent
$2,900
Monthly cash flow
$421
Show the mathThe math
effective rent − operating expenses − mortgage payment
$2,755 − $912 − $1,422 = $421/mo
NOI (annual)
$22,116
Show the mathThe math
(effective rent − operating expenses) × 12
($2,755 − $912) × 12 = $22,116
Cap rate
7.8%
Show the mathThe math
annual NOI ÷ purchase price
$22,116 ÷ $285,000 = 7.8%
Cash-on-cash return
6.5%
Show the mathThe math
annual cash flow ÷ total cash invested
$5,051 ÷ $77,750 = 6.5%
DSCR
1.30x
Show the mathThe math
monthly NOI ÷ mortgage payment
$1,843 ÷ $1,422 = 1.30x
Break-even occupancy
80.5%
Show the mathThe math
(operating expenses + mortgage payment) ÷ gross rent
($912 + $1,422) ÷ $2,900 = 80.5%
Loan amount
$213,750
Show the mathThe math
purchase price − down payment
$285,000 − $71,250 (25%) = $213,750
Monthly P&I payment
$1,422
Show the mathThe math
amortized loan payment (rate ÷ 12, term × 12)
$213,750 at 7% over 30 yrs = $1,422/mo
Equity grows from $83,396 in year 1 to $218,597 in year 10, driven by loan paydown and property appreciation.
| Year | Equity |
|---|---|
| 1 | $83,396 |
| 2 | $96,049 |
| 3 | $109,231 |
| 4 | $122,967 |
| 5 | $137,284 |
| 6 | $152,210 |
| 7 | $167,772 |
| 8 | $184,002 |
| 9 | $200,932 |
| 10 | $218,597 |
Don't just analyze deals. Build toward freedom.
Add any deal to your portfolio and Caprately tracks your combined cash flow toward the day your rentals cover your life. Set a goal, watch the number climb, and see exactly how many more properties stand between you and financial freedom.
- Set your own passive-income goal
- Live progress across every property you own
- Know how many deals you are from the finish line
Monthly passive income
Goal · $10,000
$3,540
35% of the way to $10,000/mo — you're about 6 properties from your goal.
3
Properties
$382k
Deployed
11.1%
Cash-on-cash
Real estate terms, translated
Every metric in a Caprately analysis, explained the way you'd want a friend to explain it.
Cash flow
What's left each month after vacancy, operating expenses, and the mortgage. Positive cash flow means the property pays you to own it.
NOI
Net operating income — rent minus operating expenses, before the mortgage. It's the number cap rate is built on.
Cap rate
NOI divided by purchase price. What the property earns with no loan attached, which makes it the cleanest way to compare deals across markets.
Cash-on-cash return
Annual cash flow divided by the cash you actually put in — down payment, closing costs, rehab. The return on money out of your pocket.
DSCR
Debt service coverage ratio — how comfortably NOI covers the mortgage. Lenders usually want 1.2 or better; below 1.0 the rent doesn't cover the loan.
Break-even occupancy
The occupancy level where income exactly covers every cost. The lower it is, the more vacancy a deal can absorb before it starts losing money.
Vacancy rate
The share of the year a unit sits empty between tenants. Even strong rentals should budget around 5% — assuming zero is how deals go wrong.
CapEx reserve
Monthly savings for big-ticket replacements — roof, HVAC, water heater. Setting it aside every month keeps one bad year from wiping out three good ones.
IRR
Internal rate of return — the annualized return counting cash flow, loan paydown, appreciation, and when the money arrives. The projection's bottom line.
Appreciation
Growth in property value over time. Real upside, but never count on it to rescue negative cash flow — it's the bonus, not the plan.
Equity
Property value minus what you still owe. It grows two ways at once: the loan gets paid down while the value climbs.
“It pencils”
Investor slang for a deal whose numbers actually work. It's the question every screen here is built to answer.
Simple, honest pricing
Caprately is free while in early access. Paid tiers arrive with accounts and cloud sync — and the free analysis stays free.
Early Access
Live now$0while in early access
Everything on the site today, no account required.
- Unlimited deal analyses
- Simple & advanced calculator modes
- Paste a Zillow / Redfin link
- AI investment memos
- Saved deals & share links
- 10-year projections & IRR
- Deal score on every analysis
Pro
Coming soon$12per month
For investors screening deals every week.
- Everything in Early Access
- Deals synced across your devices
- Side-by-side deal comparison
- PDF & email reports
- Automated price & rent estimates
- Priority AI capacity
In development — launches with accounts
Teams
PlannedCustomfor brokerages & clubs
Shared workspaces for groups that underwrite together.
- Everything in Pro
- Shared deal folders
- Team seats & roles
- White-label reports
- API access
Opening later this year
Questions, answered
Is Caprately really free?
Yes. Everything live today — the calculator, projections, deal scores, and AI verdicts — is free while we're in early access, with no account required. Paid tiers arrive later with saved deals and reports, and the free analysis stays free.
Where do the numbers come from?
A deterministic finance engine, not the AI. Every metric — cash flow, cap rate, DSCR, IRR, the 10-year projection — is computed by tested code (74 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. The AI never does math.
Can the AI make things up?
The verdict is deliberately grounded: the AI only reasons from the metrics the engine computed for your exact inputs. It's instructed never to invent comps, neighborhood quality, market conditions, or anything else — if a data point isn't there, it says so instead of guessing.
Can I paste a Zillow or Redfin link?
Yes — paste a listing link at the top of the calculator and Caprately reads the address straight from the URL (no scraping) and prefills the analysis. Automated price and rent estimates from licensed market data are rolling out; until they reach your market, enter the asking price and expected rent and everything else is estimated for you.
What's the difference between Simple and Advanced mode?
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.
How accurate are Simple mode's estimates?
They're conservative industry rules of thumb — around 1.1% of price per year for property tax, 5% vacancy, 8% of rent for management, and so on. They're built for fast screening; before you offer on a real property, switch to Advanced and plug in the actual local numbers.
Is this financial advice?
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.
Free while in early access
Ready to underwrite your next deal?
Four numbers in, a full analysis out — cash flow, verdict, memo, and the offer that makes it pencil.