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Deal score 68/100
Property
$285,000 purchase · 25% down · 7% / 30yr
Gross monthly rent
$2,900
Monthly cash flow
$431
Show the mathThe math
effective rent − operating expenses − mortgage payment
$2,755 − $902 − $1,422 = $431/mo
NOI (annual)
$22,236
Show the mathThe math
(effective rent − operating expenses) × 12
($2,755 − $902) × 12 = $22,236
Cap rate
7.8%
Show the mathThe math
annual NOI ÷ purchase price
$22,236 ÷ $285,000 = 7.8%
Cash-on-cash return
6.7%
Show the mathThe math
annual cash flow ÷ total cash invested
$5,171 ÷ $76,950 = 6.7%
DSCR
1.30x
Show the mathThe math
monthly NOI ÷ mortgage payment
$1,853 ÷ $1,422 = 1.30x
Break-even occupancy
80.1%
Show the mathThe math
(operating expenses + mortgage payment) ÷ gross rent
($902 + $1,422) ÷ $2,900 = 80.1%
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 |
Make this deal work
Worked backwards from your numbers — the levers that turn this into a deal.
Max offer for a deal
$304,500
Room to pay $19,500 more than your $285,000
Rent needed for a deal
$2,720/mo
Holds as a deal down to here — $180/mo of cushion
“Deal” means it clears every screening bar — positive cash flow, DSCR 1.2+, and a 4%+ cash-on-cash return. Holding your other assumptions fixed.
Stress test
3 of five standard shocks flip this deal — here's exactly which ones.
- FLIPS · MODERATE
Interest rate +1%
$285/mo cash flow
- FLIPS · MODERATE
Rent comes in 10% lower
$155/mo cash flow
- FLIPS · MODERATE
Vacancy hits 15%
$141/mo cash flow
- DEAL
Operating costs +15%
$296/mo cash flow
- DEAL
A $15k surprise repair
cash-on-cash 5.6%
Each shock changes one assumption and re-runs the entire engine. Everything else stays exactly as you set it.
AI investment memo
Get an analyst-style memo on this deal — thesis, strengths, risks, negotiation levers, and what to verify before you offer — grounded in the numbers above.
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