Run the numbers on any deal — cap rate, cash-on-cash, the 1% and 50% rules — then flip on the Assumable Loan module to see whether taking over the seller's FHA or VA rate actually beats financing at today's market rate.
Educational analysis tool. Verify financing, taxes, insurance, and property-specific assumptions before making an investment decision.
Professional Resources
Coming Soon
This professional resource is being prepared and will be available soon.
Deal Seeker is a screening and decision-support tool. Use this guide to understand what every section means, how the major metrics are calculated, and what to look for before deciding whether a property deserves deeper due diligence.
1. Top Dashboard & Screening Rules
The dashboard is the fastest read of the active scenario. When a valid assumable-loan path is switched on, the active financing metrics reflect that structure; otherwise the conventional path is used.
Cap Rate
Annual NOI divided by purchase price. It measures the property before financing, so changing the down payment or interest rate does not change cap rate.
Cash-on-Cash
Annual investor cash flow divided by actual cash invested. Financing strongly affects this result.
Monthly Cashflow
Money left after operating expenses, CapEx reserve, principal and interest, and applicable mortgage insurance.
1% Rule
A quick rent-to-price screen. Deal Seeker uses base rent only, not laundry or other ancillary income. Passing does not prove a deal is good.
DSCR
Debt Service Coverage Ratio: NOI compared with annual principal-and-interest debt service. No debt means DSCR is N/A, not a failure.
Deal Verdict
A plain-language interpretation of the active deal based mainly on cash flow, cash-on-cash return, and DSCR.
Cap Rate = Annual NOI ÷ Purchase Price Cash-on-Cash = Annual Investor Cash Flow ÷ Cash Invested DSCR = Annual NOI ÷ Annual P&I Debt Service
2. Property Purchase
This section establishes the acquisition price and conventional financing baseline.
Purchase Price
The asking or agreed acquisition price.
Down Payment
Enter the down payment as either a percentage or a dollar amount. Deal Seeker automatically converts between the two. When the effective down payment is below 20%, the PMI/MIP field is highlighted and must be addressed.
Calculated Down Payment ($)
The effective cash down payment used by the calculator after converting the selected entry method.
Loan Amount
Purchase price minus down payment.
Closing Costs % / $
Estimated acquisition closing costs. Replace estimates with a real quote when available.
Estimated Repairs
Up-front repair or renovation money expected shortly after purchase.
Total Capital Needed
Down payment + closing costs + estimated repairs. This is the conventional cash-invested amount used for CoC.
Loan Term
Amortization period used to calculate the conventional P&I payment.
Interest Rate
Annual note rate for the conventional loan being modeled.
Monthly Payment (P&I)
Calculated principal-and-interest payment. It excludes operating costs and mortgage insurance.
PMI / MIP
Monthly mortgage insurance. It reduces investor cash flow but is kept separate from standard P&I debt service in the current DSCR calculation. Future Returns lets you choose a projection duration instead of assuming it lasts for the full loan term.
Down Payment = Purchase Price × Down Payment % Loan Amount = Purchase Price - Down Payment Total Capital Needed = Down Payment + Closing Costs + Repairs
3. Income
Enter scheduled rent for every unit plus recurring ancillary property income.
Unit Rent
Monthly scheduled rent for each rentable unit. Add or remove units as needed.
Laundry Revenue
Recurring monthly laundry income.
Other Revenue
Other recurring income such as parking, storage, pet fees, or similar property revenue.
Gross Monthly Income
Total unit rents + laundry + other recurring revenue.
Gross Yearly Income
Gross monthly income multiplied by 12.
1% Rule detail: only base rent is used to determine whether the 1% badge passes. Ancillary income still improves NOI and cash flow.
4. Monthly Expenses
Enter realistic operating costs, not best-case guesses. Taxes, insurance, utilities, HOA dues, vacancy, maintenance, and management assumptions can change NOI quickly.
Taxes / Year
Annual property-tax cost. Deal Seeker divides this amount by 12 for the monthly operating-expense calculations.
Insurance / Year
Annual property insurance premium. Deal Seeker divides this amount by 12 for the monthly operating-expense calculations.
Trash / Utilities / Internet
Recurring owner-paid services and utilities.
HOA
Monthly homeowners or condominium association dues.
Water / Sewer / Heat
Owner-paid utility costs when applicable.
Lawn / Snow
Landscaping, lawn care, or snow removal.
Phone / Extra
Other recurring property operating costs.
Maintenance %
Routine repair and maintenance reserve as a percentage of base rent.
Vacancy %
Allowance for lost rent from vacancy or turnover as a percentage of scheduled unit rent only. Laundry and other ancillary income are modeled separately.
Management %
Property-management allowance as a percentage of base rent. Including it can help evaluate the property independently of your own labor.
Expense Ratio
Modeled operating expenses divided by gross income. CapEx and debt service are excluded.
50% Rule Estimate
Half of gross monthly income. It is a rough benchmark, not underwriting and not a pass/fail test.
50% Rule: a large difference in either direction deserves investigation. Very low modeled expenses can mean something was omitted; very high expenses may mean the property is genuinely expensive to operate.
5. Capital Expenditure Reserve (CapEx)
CapEx is intentionally separated from standard NOI. It represents money reserved for larger replacements such as roofs, HVAC systems, water heaters, appliances, and major building components.
CapEx Reserve %
Reserve percentage applied to base rent.
CapEx Reserve ($/mo)
Monthly reserve dollars. It does not reduce standard NOI or cap rate in Deal Seeker, but it does reduce actual investor cash flow and cash-on-cash return.
CapEx Reserve = Base Rent × CapEx %
6. Summary
This section separates property performance from investor performance.
Monthly / Yearly NOI
Gross income minus operating expenses. CapEx, mortgage payments, and mortgage insurance are excluded.
Cap Rate
Annual NOI divided by purchase price.
All-In Cap Rate
Annual NOI divided by purchase price + repairs + closing costs.
Cash-on-Cash Return
Annual investor cash flow divided by cash invested in the active financing path.
DSCR
Annual NOI divided by annual P&I debt service.
Monthly / Yearly Cashflow
NOI minus CapEx reserve minus active financing payment minus applicable mortgage insurance.
NOI = Gross Income - Operating Expenses Investor Cash Flow = NOI - CapEx Reserve - P&I - Mortgage Insurance All-In Cap Rate = Annual NOI ÷ (Purchase Price + Repairs + Closing Costs)
Do not confuse NOI and cash flow. A property can have healthy NOI and cap rate but weak investor cash flow because the financing is expensive.
7. Assumable Loan Analysis
Use this module when you want to model taking over an existing eligible loan rather than using the conventional financing entered above.
Assumable Toggle
Turns the assumable-financing scenario on or off.
Loan Type (reference)
Reference label for VA, FHA, or USDA. The selection itself does not automatically change the math.
Remaining Balance / Rate / Term
Existing principal, note rate, and remaining amortization period being assumed.
Assumed P&I
Calculated payment on the remaining balance, rate, and term.
Assumption / Processing Fee
Cash fee associated with processing the assumption. Confirm the actual amount with the servicer.
Assumed-Loan MI
Monthly mortgage insurance on the assumed loan, when applicable.
Total Equity Gap
Purchase price minus assumed loan balance.
Cash Applied to Gap
Cash used toward the seller-equity gap. The tool prevents it from exceeding the actual gap.
Gap Financed
Remaining equity gap financed by a second loan or other modeled debt.
Gap Rate / Term / P&I
Financing assumptions and calculated payment for the remaining gap.
Total Assumable P&I
Assumed-loan P&I + gap-loan P&I.
Weighted Average Note Rate
Balance-weighted average of the two note rates. It is not a true effective rate when amortization schedules differ.
Total Cash Needed
Cash applied to gap + closing costs + repairs + assumption fee.
Payment Savings
Difference between conventional monthly financing cost and the assumable path, including the respective mortgage-insurance entries.
Important: a low assumed rate is not automatically the better deal. A large equity gap can require substantial cash or expensive second-lien financing. Compare cash required, CoC, and DSCR - not just the interest rate.
8. Deal Verdict
The verdict compares the active scenario with the Investor Targets you set for monthly cash flow, cash-on-cash return, and DSCR.
Investor Targets
Your minimum monthly cash flow, cash-on-cash return, and DSCR. These are editable screening goals, not universal market rules.
Strong Deal
The active scenario meets all three of your investor targets.
Workable Deal
Cash flow remains positive, debt is covered when applicable, and the deal meets at least two of your three targets.
Needs Better Terms
The deal remains viable but misses multiple investor targets. Price, financing, rent, or expenses may need improvement.
Weak Deal
The scenario fails lower-level viability checks, such as negative cash flow or debt coverage below 1.0x.
Debt Yield
Annual NOI divided by the active loan balance. It is shown as an additional lender-style risk metric but is not assigned a universal pass/fail threshold.
Stress Test
Recalculates cash flow, cash-on-cash return, and DSCR under editable conservative and stress assumptions for rent, vacancy, and maintenance.
Not Enough Data
The tool does not yet have enough valid purchase, income, expense, or financing information to evaluate the deal.
Use the verdict as triage, then read the target misses and stress-test results. Needs Better Terms is not the same as a bad property; the asking price or financing can be the weak link.
9. Fix & Flip Analyzer
Models a full residential flip from acquisition through resale. The 70% Rule is shown only as a quick screening heuristic; the main verdict compares the exact modeled project against your own targets.
ARV
After Repair Value supported by comparable renovated sales. Projected Sale Price starts at ARV but can be overridden without changing the original ARV assumption.
Rehab Contingency
A separate percentage buffer added once to the active rehab budget for unplanned renovation costs.
As-Disbursed Interest
Interest is modeled on the purchase advance plus the rehab funds actually outstanding. Simple mode uses an editable average rehab-utilization assumption; Advanced mode uses the monthly draw schedule.
Dutch / Full Commitment Interest
Interest is charged on the full committed purchase + rehab loan for the modeled holding period.
Cash Required
Modeled investor cash deployed: unfinanced purchase and rehab, acquisition costs, financing costs, holding costs, and any modeled principal paid during an amortizing hold.
ROI — Total Cost
Net Profit divided by Total Project Cost. Useful for comparing projects independent of financing leverage.
Return on Cash Invested
Net Profit divided by the modeled cash actually deployed by the investor.
Profit Margin
Net Profit divided by Projected Sale Price, not ARV when the sale-price assumption has been overridden.
Break-Even Sale Price
The sale price at which modeled Net Profit becomes zero after percentage and fixed selling costs.
70% Rule
ARV × 70% − modeled rehab costs. It is a heuristic badge only and never drives the primary Deal Seeker verdict.
Maximum Offer — Your Targets
A numerical solve using the same full flip engine to find the highest purchase price that still satisfies your investor targets.
Cost of One Extra Month
Monthly property carrying costs plus the modeled monthly financing carry late in the project.
Stress Test
Re-runs the same flip engine under Base, Conservative, and Stress assumptions for rehab overruns, sale-price misses, delays, and interest-rate pressure.
Verify before offering: ARV comps, contractor bids, lender draw and interest terms, taxes, insurance, title/closing charges, holding costs, commissions, and expected days on market.
10. Future Returns
This separate property tab reuses the purchase, rent, expense, CapEx, and active financing inputs from Deal Analysis and projects a pre-tax hold-and-sale scenario.
Holding Period
The number of years the property is projected to be held before sale.
Appreciation
Annual compounded change assumed for property value. It is an assumption, not a prediction.
Rent Growth
Annual compounded growth applied to scheduled rent and recurring ancillary income.
Expense Growth
Annual compounded growth applied to fixed operating costs. Percentage-based maintenance, vacancy, management, and CapEx continue to track projected rent.
Selling Costs
Percentage deducted from the projected sale value before remaining acquisition debt is repaid.
Projected IRR
The discount rate that makes the net present value of the projected investment cash-flow stream equal to zero. The model uses initial cash invested, annual property cash flows, and terminal net sale proceeds.
Equity Multiple
Total projected cash returned, including sale proceeds, divided by initial cash invested.
Principal Paydown
The reduction in modeled acquisition debt from amortization over the holding period.
Projected Equity
Projected property value at the end of the holding period minus the remaining acquisition debt. This is before selling costs and taxes.
Future Value = Purchase Price × (1 + Appreciation Rate)^Years Projected Equity = Projected Sale Value - Remaining Debt Net Sale Proceeds = Projected Sale Value - Selling Costs - Remaining Debt Total Projected Profit = Cumulative Operating Cash Flow + Net Sale Proceeds - Initial Cash Invested
Pre-tax projection: tax effects can be material and transaction-specific. Deal Seeker intentionally does not estimate depreciation, capital-gains tax, depreciation recapture, or other income-tax consequences in this tab.
11. How to Read a Deal Correctly
1 - Verify Income
Use realistic rent, not an optimistic future rent unless you are intentionally modeling a stabilized scenario.
2 - Verify Costs
Replace rough taxes, insurance, HOA, utilities, vacancy, maintenance, and management assumptions with evidence.
3 - Read NOI & Cap Rate
Evaluate the property before financing.
4 - Read DSCR
Check whether NOI comfortably covers the modeled debt service.
5 - Read Cash Flow & CoC
Evaluate what the specific financing structure leaves for the investor.
6 - Check Verdict Reasons
Identify exactly which metric is weak.
7 - Change One Thing
Test price, rent, down payment, rate, or gap structure one at a time so you know what is driving the result.
8 - Verify Before Offer
Use tax records, insurance quotes, rent evidence, inspections, loan terms, servicer information, and real closing-cost estimates.
Common mistakes: passing the 1% rule does not prove a good deal; high cap rate does not guarantee cash flow; low interest does not guarantee better economics; positive cash flow can still be a poor return on a large cash investment.
Annual NOI ÷ (purchase price + repairs + closing costs)
Investor Cash Flow
NOI - CapEx reserve - P&I - mortgage insurance
Cash-on-Cash
Annual investor cash flow ÷ cash invested
DSCR
Annual NOI ÷ annual P&I debt service
1% Rule
Base monthly rent ≥ 1% of purchase price
Equity Gap
Purchase price - assumed loan balance
Gap Financed
Equity gap - cash applied to gap
Total Assumable P&I
Assumed-loan P&I + gap-loan P&I
SCREEN FIRST. VERIFY SECOND. DECIDE THIRD.
Business Analyzer is a screening and decision-support tool. Use it to normalize earnings, test acquisition financing, compare the asking price with SDE or EBITDA, and estimate what may remain for the buyer after debt service.
1. Business Dashboard
SDE
Seller's Discretionary Earnings. A small-business cash-earnings measure commonly used for owner-operated businesses. Deal Seeker can use seller-reported SDE or calculate a screening SDE from the expense inputs.
SDE Multiple
Purchase price divided by active SDE. Multiples vary heavily by industry, size, concentration, growth, systems, and risk, so this is context rather than an automatic pass/fail rule.
Cash-on-Cash
Annual buyer cash flow after acquisition debt and any required manager/owner salary, divided by modeled cash invested.
Business DSCR
Cash earnings available for acquisition debt service divided by annual acquisition debt payments. This is a screening calculation; actual lender underwriting can use different add-backs and adjustments.
2. Purchase & Financing
Model the acquisition price, buyer cash, bank/SBA-style financing, seller financing, closing costs, and working capital. Seller financing reduces the bank loan dollar-for-dollar in this model.
Bank Loan = Purchase Price - Down Payment - Seller Note Cash Invested = Down Payment + Closing Costs + Working Capital + Outside-Price Inventory + Other Upfront Costs Effective Acquisition Cost = Purchase Price + Outside-Price Inventory + Other Upfront Costs + Assumed Liabilities - Acquired A/R
3. Business Performance
Enter annual revenue and recurring operating costs. Employee payroll should exclude the current owner's compensation when using the calculated-SDE path.
Choose whether the analyzer uses the operating-input calculation, the seller's claimed SDE, or an independently rebuilt SDE from net income and visible add-backs.
Rebuilt SDE
Starts with net income, adds supportable owner compensation, interest, depreciation/amortization and documented discretionary or one-time expenses, then subtracts non-recurring income.
Reported EBITDA
Optional. If provided, Deal Seeker shows a price-to-EBITDA multiple. EBITDA is more common for larger or manager-run businesses than SDE.
Required Owner/Manager Salary
A buyer-side adjustment for replacement labor. This is critical when the seller works substantially in the business and the buyer will not personally replace that work.
Rebuilt SDE = Net Income + Supportable Add-Backs - Non-Recurring Income
5. Financial History & Trend
Enter up to three fiscal years plus trailing 12 months. Deal Seeker shows revenue trend, SDE trend, and average historical SDE so one unusually strong period does not dominate the analysis.
6. Business Quality & Due-Diligence Risk
Customer concentration, owner dependence, lease control, key-person dependence, documentation quality, license/credential transfer risk, and negative historical trends can materially change the quality of a deal even when the headline multiple looks attractive.
Risk flags are screening prompts, not legal or valuation conclusions. A flagged item should trigger deeper diligence rather than automatic rejection.
7. Buyer Targets & Valuation Range
Set your own minimum cash-on-cash return, DSCR, and annual buyer cash flow. Enter low/high comparable SDE multiples only when you have defensible comparable transaction evidence.
Indicated Value Range = Active SDE × User-Entered Comparable Multiple Range
The verdict now compares the deal with your own return and debt-coverage targets and also checks the due-diligence risk flags. Industry valuation multiples are still not treated as a universal pass/fail rule because reasonable multiples vary substantially by business type, size, growth, transferability, documentation quality, and risk.
Verify before buying: tax returns, P&Ls, bank statements, payroll, leases, licenses, customer concentration, inventory, equipment condition, owner add-backs, working-capital needs, legal liabilities, and lender terms.
Cap Rate
0.0%
NOI ÷ purchase price
Cash-on-Cash
0.0%
annual cashflow ÷ cash in
Monthly Cashflow
$0
after all expenses + P&I
Screening Rules
1% —DSCR —
Deal Verdict
—
Enter the deal details to evaluate the investment.
Property Purchase
Price, financing terms, and capital required to close.
Enter as % of purchase price.
Enter the actual rate you are quoted or want to model. No market rate is inserted automatically.
Separate from P&I — reduces cash flow but isn't part of standard debt service for DSCR.Required below 20% down. Enter the quoted monthly PMI/MIP, or 0 only if your loan has no mortgage insurance.
Income
Rent from every unit, plus any laundry or other revenue.
Unit 1
Monthly Expenses
Taxes and insurance are entered yearly; other fixed costs are monthly. Maintenance, vacancy, and management are a % of rent.
Taxes and insurance start blank intentionally. Enter the property-specific annual amounts. Deal Seeker divides each by 12 for monthly calculations; typing 0 is treated as an intentional value.
Percentage-based (of gross rent)
Applied to scheduled unit rent only, not laundry or other ancillary income.
This is what standard NOI, Cap Rate, and DSCR are built on.
50% Rule Estimate
$0
Your Entered Expenses
$0
Difference
$0
The 50% rule is a rough screening shortcut, not a pass/fail test — it estimates that operating expenses (excl. debt service, excl. CapEx) run near half of gross income. A big gap in either direction is worth a second look: far below often means an expense line is missing; far above may signal a genuinely expensive property to operate.
Capital Expenditure Reserve — kept separate from NOI
CapEx reserve funds big-ticket items (roof, HVAC, water heater) — separate from routine maintenance. Standard Cap Rate and DSCR exclude it (matching conventional definitions); it still reduces your actual investor cash flow and cash-on-cash return below, because it's real money you should be setting aside. Set to 0 if you'd rather budget for these separately.
Investor Targets
Set the minimum performance you personally require. Deal Seeker uses these targets for the Deal Verdict instead of treating one return threshold as right for every investor.
Used when the active financing path has debt. A debt-free deal is not penalized.
These are your screening targets, not universal market rules. Change them to match your strategy, risk tolerance, and financing.
Summary
Net operating income, returns, and cashflow.
NOI ÷ (price + repairs + closing costs)
NOI ÷ annual debt service — investor estimate; lender underwriting may calculate qualifying NOI/expenses differently
Annual NOI ÷ active loan balance. Independent of interest rate and amortization.
Stress Test
See how the active deal performs if rent weakens and operating pressure rises. Adjust the conservative and stress assumptions below.
Conservative
Stress
Rent change
%
%
Vacancy increase
pts
pts
Maintenance increase
pts
pts
Metric
Base
Conservative
Stress
Monthly Cash Flow
—
—
—
Cash-on-Cash
—
—
—
DSCR
—
—
—
Targets Met
—
—
—
Enter a valid deal to run the stress test.
Assumable Loan Analysis
Model taking over the seller's FHA or VA loan instead of financing conventionally.
Is this loan assumable?
Flip on to route the deal's cashflow through the assumed + gap financing numbers below
VA loans are assumable by non-veterans too; ask the servicer whether a funding fee applies unless the assuming buyer is exempt.
Servicer fee for processing the assumption — varies by lender and loan type, confirm the actual number.
FHA-assumed loans often still carry monthly mortgage insurance even at a great rate — don't let a low rate hide this cost.
Monthly Payment Savings vs. Conventional (at Interest Rate % above)
$0
This is a simple weighted average of the two note rates, not a true blended cost of financing — the assumed and gap loans can have different remaining amortization schedules. Use the payment and cash-on-cash comparison below as the real decision point, not this rate alone.
Conventional vs. Assumable — side by side
Metric
Conventional
Assumable
Cash Required
Debt (Primary + Gap)
Monthly P&I
Monthly Cashflow
Cash-on-Cash Return
DSCR
The highlighted column is whichever path the toggle above is set to. Payment savings alone doesn't tell you which deal is better — these two structures use very different amounts of cash, so compare cash-on-cash and DSCR, not just the payment.
Disclaimer: Deal Seeker is a screening and educational tool designed to help you estimate where a potential investment may stand based on the information you enter. It is not financial, legal, tax, lending, or investment advice. You are solely responsible for independently verifying all property, financing, income, expense, tax, insurance, loan, and market information; performing your own research and calculations; and reaching your own investment conclusions and decisions.
FIX & FLIP
Fix & Flip Analyzer
Underwrite the full project — acquisition, rehab, financing, holding, sale, target returns, and downside risk.
Net Profit
—
after all modeled costs
ROI — Total Cost
—
net profit ÷ project cost
Cash Required
—
modeled investor cash deployed
Quick Screens
70% Rule —Targets —
Flip Verdict
Not Enough Data
Enter the required project assumptions to evaluate the flip.
Property / Acquisition
Start with what you pay, what the renovated property should be worth, and what you realistically expect to sell it for.
Starts with ARV but can be overridden independently.
Risk context only; it does not silently change the math.
Bundled estimate. Advanced mode replaces this with itemized acquisition costs.
Itemized Acquisition Costs
Rehab
Estimate the renovation scope and keep a separate contingency for surprises.
Editable assumption; applied once to the active rehab budget.
Detailed Rehab Budget
Financing
Model cash, hard money, private, conventional, or seller financing. Loan interest stays separate from property holding costs.
Choose the structure from the actual lender term sheet.
Simple-mode approximation for progressively drawn rehab funds.
Lender Constraints & Fees
Off by default. Turn on only when your lender has these constraints.
Monthly Rehab Draw Schedule
Used only in Advanced mode with As-Disbursed interest. Percentages must total 100% across rehab months.
Draw total: 100%
Hold period exceeds the entered loan term. Verify extension availability and include any extension fee.
Holding Costs
Taxes and insurance are entered annually for easier quoting; Deal Seeker converts them to monthly carrying costs internally.
Selling Costs
Percentage costs use the Projected Sale Price, not ARV when you override the sale assumption.
Investor Targets
Define what a good flip means to you. These are editable goals, not universal industry rules.
Solved using the same full flip engine, not a shortcut formula.
Strong Deal requires all targets plus a 25% cushion on your minimum Profit, ROI, and Margin targets. Duration and Loan-to-ARV must remain within your stated limits.
Results & Cost Breakdown
Primary return metrics first; supporting costs and lender ratios below.
Net Profit
—
Net sale proceeds − total project cost
ROI — Total Cost
—
Net profit ÷ total project cost
Return on Cash Invested
—
Net profit ÷ modeled investor cash deployed
Profit Margin
—
Net profit ÷ projected sale price
Break-Even Sale Price
—
Sale price that produces $0 modeled profit
Cash Required
—
Investor-funded project cash
Simple Annualized ROI
—
Simple annualization, not compounded IRR
Profit per Month
—
Net profit ÷ hold months
Screening heuristic only.
Break-even sale price is above the entered ARV.
Flip Stress Test
The same calculation engine is rerun under fixed downside scenarios so you can see whether the deal survives common misses.
Base
As entered
Net Profit—
ROI—
Profit Margin—
Cash Required—
Break-Even—
Targets —
Conservative
Rehab +10% · Sale −5% · Hold +2 mo
Net Profit—
ROI—
Profit Margin—
Cash Required—
Break-Even—
Targets —
Stress
Rehab +20% · Sale −10% · Hold +4 mo · Rate +2 pts
Net Profit—
ROI—
Profit Margin—
Cash Required—
Break-Even—
Targets —
Disclaimer: Fix & Flip results are screening estimates based entirely on the assumptions entered. Verify ARV with appropriate comparable sales, rehab with qualified bids, lender terms with the actual lender, and all taxes, insurance, holding, closing, and selling costs before making an offer or investment decision.
MORTGAGE
Mortgage Calculator
Estimate principal and interest plus taxes, insurance, PMI/MIP, and HOA using the assumptions you enter.
Loan Details
Enter the actual loan assumptions you want to model. Deal Seeker does not insert a market rate automatically.
Enter as % of home price.
Used only when Loan Program is set to Custom term.
Use the rate you were quoted or want to model.
—
Required below 20% down. Enter the quoted amount, or 0 only if intentionally modeling none.
Used for payoff and interest-savings estimates. It is not included in the required monthly-payment wheel.
Estimated payment—/ month
Principal & Interest$0.00
Property Taxes$0.00
Home Insurance$0.00
PMI / MIP$0.00
HOA$0.00
Total Monthly Payment—
P&I Payment—
Total Interest—
Total Loan Cost—
Estimated Payoff—
Enter loan assumptions to calculate the payment.
Annual summary of the amortization schedule. Extra principal, if entered, is included.
Year
Payments
Principal
Interest
Ending Balance
Enter a valid loan to see the amortization schedule.
Disclaimer: Mortgage Calculator results are estimates based only on the assumptions you enter. They are not a loan quote or approval. Verify lender rate, APR, taxes, insurance, PMI/MIP, HOA, escrow requirements, fees, and actual payment terms before making a financing or purchase decision.
Future Returns
Project the long-term, pre-tax performance of the same property using the numbers already entered in Deal Analysis.
Using your Deal Analysis inputsEnter a purchase price, rent, expenses, and financing in Deal Analysis first.
How long you expect to own the property before selling.
Compounded annually. This is an assumption, not a forecast.
Applied to base rent and recurring ancillary income.
Applied to fixed operating expenses such as taxes and insurance.
Applied to the projected sale price before paying off remaining debt.
Projection control only. Actual PMI/MIP cancellation rules vary by loan, occupancy, insurer, and servicer.
Used only when Custom duration is selected.
Projected Sale Value
—
At the end of the holding period
Net Sale Proceeds
—
After selling costs and remaining debt; before income/capital-gains taxes
Projected IRR
—
Money-weighted annualized return from projected cash flows
Equity Multiple
—
Total projected cash returned ÷ initial cash invested
Total Operating Cash Flow
—
Cumulative projected cash flow during ownership
Principal Paydown
—
Reduction in acquisition debt over the holding period
Projected Equity
—
Projected property value minus remaining debt; before selling costs and taxes
Appreciation
—
Projected increase in property value
Total Projected Profit
—
Operating cash flow + net sale proceeds − initial cash invested
Year-by-Year Projection
Income and fixed expenses compound annually. Percentage-based reserves continue to track projected rent. Fixed-rate debt amortizes using the financing already entered in Deal Analysis.
Year
Gross Income
Operating Expenses
NOI
CapEx
Debt + MI
Cash Flow
Est. Value
Loan Balance
Equity
Enter a complete deal to generate the projection.
Projection, not prediction. Future Returns is a deterministic, pre-tax scenario based on the assumptions entered. It does not model depreciation, income taxes, capital-gains tax, depreciation recapture, tax-law changes, refinancing, major one-time capital projects, irregular rent changes, insurance shocks, reassessment rules, or transaction-specific sale taxes. Verify those separately.
IRR uses the initial cash investment as the first negative cash flow, projected annual property cash flows during ownership, and the final year's net sale proceeds. Selling costs reduce the terminal proceeds. Remaining mortgage balances are calculated from the amortization schedules entered in Deal Analysis.
Compare Properties
Model two completely different deals at the same time. Property A and Property B are independent calculators—nothing is synchronized unless you explicitly use the optional Copy Assumptions controls below.
Optional — Copy Assumptions
Select only what you want copied. All copied values remain fully editable. Leave everything unchecked when the two deals have unrelated conditions.
Property A
Property B
Side-by-Side Comparison
The calculations remain independent. This table simply brings the headline outputs together so you can compare the two deals without mentally switching between calculators.
Metric
Property A
Property B
Purchase Price
—
—
Gross Monthly Income
—
—
Initial Cash Needed
—
—
Cap Rate
—
—
Cash-on-Cash
—
—
Monthly Cash Flow
—
—
DSCR
—
—
Deal Verdict
—
—
Projected IRR
—
—
Projected Equity
—
—
Active SDE
—
normalized annual cash earnings
SDE Multiple
—
purchase price ÷ SDE
Cash-on-Cash
—
buyer cash flow ÷ cash invested
Business DSCR
—
cash earnings ÷ acquisition debt
Business Verdict
—
Enter the business details to evaluate the acquisition.
Business Purchase & Financing
Acquisition price, buyer cash, bank financing, seller financing, and working capital.
Bank / SBA-Style Financing
Enter the actual bank/SBA-style rate you are quoted or want to model. No market rate is inserted automatically.
Seller Note
Seller financing is modeled as amortizing debt. Real seller notes may include interest-only periods, standby requirements, balloons, or lender-specific subordination terms; verify the actual structure.
Business Performance
Annual revenue and recurring operating expenses. Use verified trailing results when available.
Calculated SDE
—
Revenue less recurring operating costs entered above.
Calculated SDE Margin
—
Calculated SDE as a percentage of revenue.
Operating Expense Ratio
—
Entered recurring expenses as a percentage of revenue.
Earnings Normalization & Add-Back Check
Choose the earnings source you want Deal Seeker to analyze. Rebuilding SDE from financial statements makes claimed add-backs visible instead of hiding them inside one seller number.
Use replacement-market compensation if the buyer will not personally perform the seller's work.
Only use add-backs that are supportable and non-recurring or genuinely discretionary. Reconcile them to tax returns, P&Ls, payroll, invoices, and bank records. Seller-reported SDE is not treated as verified simply because it appears in a listing or broker package.
Financial History & Trend
Compare multiple periods instead of valuing a business from one unusually strong year. Use oldest-to-newest annual figures plus trailing 12 months when available.
Revenue Trend
—
Oldest entered period to TTM/latest entered period.
SDE Trend
—
Direction of normalized owner earnings over the entered history.
Average Historical SDE
—
Average of the non-zero SDE history figures entered.
Business Quality & Due-Diligence Risk
These factors do not replace diligence, but they help stop a financially attractive multiple from hiding concentration, owner-dependence, lease, or documentation risk.
Buyer Targets & Valuation Range
Set your own minimum return and debt-coverage requirements. Comparable multiples are user inputs because a reasonable multiple varies by industry, size, growth, transferability, and risk.
Comparable multiples should come from genuinely comparable completed transactions or qualified valuation work. Deal Seeker does not supply a universal industry multiple or formal appraisal.
Business Summary & Valuation
What you are paying for the earnings, and what the modeled financing leaves for the buyer.
Industry multiples differ dramatically. Deal Seeker shows SDE, EBITDA, and revenue multiples for context but does not declare a universal “good” multiple.
Disclaimer: Deal Seeker is a screening and educational tool designed to help estimate where a potential business acquisition may stand based on the information you enter. It is not financial, legal, tax, accounting, lending, valuation, or investment advice. You are solely responsible for verifying financial statements, tax returns, add-backs, debt, leases, licenses, contracts, inventory, assets, liabilities, working-capital requirements, lender terms, and all other information; performing your own research and calculations; and reaching your own acquisition conclusions and decisions.
