Comps Calculator is a free tool for analyzing house flips, rental properties, and BRRRR investments. It runs the underlying math for cash flow, ROI, cap rate, and profit so you can evaluate a deal before you commit capital.
Calculates monthly cash flow, Cash-on-Cash ROI, Cap Rate, and Net Operating Income (NOI) from a property's purchase price, financing terms, rent, and operating expenses (taxes, insurance, HOA, vacancy, property management, repairs, and CapEx reserves).
Estimates total project cost, financing costs (including hard money points and interest), holding costs, selling costs, and net profit based on purchase price, repair budget, and After Repair Value (ARV). Includes a built-in check against the 70% Rule.
Models the full Buy, Rehab, Rent, Refinance, Repeat cycle: total cash invested during rehab, the refinance loan amount at a given loan-to-value (LTV), cash left in the deal after refinancing, and the resulting post-refinance monthly cash flow.
Cash-on-Cash ROI measures the annual pre-tax cash flow a rental property produces relative to the actual cash invested (down payment plus repair costs). Formula: (Annual Cash Flow ÷ Initial Cash Invested) × 100.
Cap Rate (capitalization rate) measures a property's yield independent of financing. Formula: (Net Operating Income ÷ Purchase Price) × 100.
NOI is a property's annual rental income minus operating expenses (taxes, insurance, HOA, vacancy, property management, repairs, and maintenance), excluding mortgage payments.
The 70% Rule is a quick screening formula for flips: a buyer should pay no more than 70% of the After Repair Value (ARV) minus estimated repair costs, to leave enough margin for financing, holding, and selling costs plus profit.
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. An investor buys a distressed property, renovates it, rents it out, then refinances based on the new appraised value to pull cash back out and repeat the process on another property.
Yes. Several states legally require landlords to pay tenants interest on held security deposits. The rental analysis includes tracking for state-mandated security deposit interest.