Embedded Files
Tab 1 - TERMS
Financing and Expense Details
Enter the loan and expenses inputs that drive all calculations:
- Financing (Interest Rate %, Loan Term (months), Down Payment %, Reserves %, Closing Cost %)
- Expenses (Vacancy %, Management %, Insurance, Maintenance %, CapEx %)
Validation basics:
- Percentage fields clamp to 0–100 when applicable
- Numeric formatting uses commas; fields accept only digits
- Edits are debounced — changes apply after a brief pause or when you press Enter
Double‑tap a label to see a short instruction with formulas and dependencies.
Tab 2 - PROPERTY
Tab 2 - PROPERTY
Property Details and Financial Breakdown
Property Details and Financial Breakdown
Enter the property inputs that drive all calculations:
- Property details (Address, Listing Price or ARV, Size)
- Taxes (annual), HOA (monthly), Rent (monthly)
A summarized, readable breakdown based on your inputs is displayed in the Property Analysis section. Common boxes include:
- Annual Mortgage Payments
- Net Operating Income (NOI)
- Total Funds Required (Down Payment + Closing Costs + Reserves)
Color hints (typical heuristics):
- Red = poor
- Amber ≈ borderline
- Green = strong
Double‑tap any box for a brief explanation, formula, and dependencies.
Tab 3 — Scenarios Analysis
The Analysis tab has three panels for side‑by‑side understanding and scenario exploration.
Price or ARV
Shows baseline metrics for the Listing Price (or ARV):
- OO Pocket (out-of-pocket cash required at purchase)
- DSCR (debt service coverage ratio),
- GRM (gross rent multiplier) and OER (operating expense ratio)
- Cap Rate, Cash‑on‑Cash ROI
- Net Annual Income and Monthly Cash Flow
Ideal Price
A target purchase price you can set to meet goals (better DSCR, positive cash flow, etc.).
Controls:
- AI button (robot icon): computes an Ideal Price aiming for about +\$100/month cash flow.
- Price field supports horizontal drag to change value in \$100 steps (no text cursor needed).
- Commas auto‑format; edits apply after 1sec debounce or Enter.
Note: Metrics mirror the baseline but use Ideal Price for the denominator in price‑based ratios.
BRRRR Play
BRRRR = Buy, Rehab, Rent, Refinance, Repeat. This section helps you see outcomes after a refi.
Two helper buttons:
- $0 OOP after REFI: Sets BRRRR Price for no money left in the deal after refi. Basically, the maximum price allowing you to pull all your money out of the deal (note: cash flow might still be negative due to high loan amount and/or interest rate - use the other helper button to see where cash flow might break into positive territory).
- Put‑back to $0 CF: Computes a BRRRR Price where, if any positive cash‑out is put back as additional down payment, Monthly Cash Flow ≈ 0.
Put‑back mode:
- When active, DSCR and Net Annual Income reflect reduced effective principal (original principal minus put‑back).
- “OOP after REFI” may show a strike‑through when surplus cash is being reinvested.
Double‑tap Net Annual Income / Monthly Cash Flow (and other boxes) for explanations.
Key metrics (at a glance)
- Gross Annual Rent (GAR) = Monthly Rent × 12
- NOI = GAR × (1 − Vacancy%) − Operating Expenses
- Annual Debt Service (ADS) = Loan Principal × Loan Factor × 12
- Monthly Cash Flow (MCF) = (NOI − ADS) ÷ 12
- DSCR = NOI ÷ ADS
- GRM = Price ÷ GAR
- OER (%) = Operating Expenses ÷ GAR × 100
- Cap Rate (%) = NOI ÷ Price × 100
- Cash‑on‑Cash ROI (%) = Annual Cash Flow ÷ Total Cash Invested × 100
Note: Loan Factor depends on interest rate and term. It represents the monthly P&I per $1 of loan principal.
Tips & best practices
- If cash flow is negative, try reducing price (Ideal Price), increasing down payment, or improving rent/expenses.
- Vacancy assumptions matter — Class C/D properties typically need higher vacancy/collection loss.
- Include realistic management, maintenance, and CapEx; underestimating expenses inflates returns.
- Use instruction dialogs (double‑tap) to understand how each metric is calculated.
Privacy and data
- No Ad SDKs, no analytics SDKs, and no AD_ID collection.
- Calculations are performed locally on your device.
FAQ
Q: Why is my cash flow negative?
- A: Common causes include high interest rate/short term (larger payment), low rent, or high expenses. Consider the Ideal Price tool, or adjust inputs.
Q: What’s the difference between Price or ARV and BRRRR Price?
- A: Price or ARV is your baseline purchase or after‑repair value. BRRRR Price represents the post‑rehab value used for refinance comparisons and out‑of‑pocket after refi.
Q: Why does DSCR change in put‑back mode?
- A: Put‑back reduces the effective principal (base principal minus any positive cash‑out you reinvest), lowering annual debt service used in DSCR/CF.
Q: Do negative values show with a “−” sign?
- A: Negative dollar amounts are displayed in parentheses and in red color (e.g., (\$1,250)).
Getting help
If you have questions or feedback, please reach out to solutions@problemsolversrus.com.
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