Many tools described as free ask for an account first, cap how many properties you can analyze, or put the useful output behind a trial. This one does not, and this page explains exactly what you get and what you do not.
You can grade a deal right now without an account. You get an A to F score, cash flow after vacancy, maintenance, capital expenditures and management, both versions of DSCR, cap rate net of reserves, and your walk-away price. What you do not get is automatic property data, because that requires a paid data feed.
It is worth naming the common patterns so you can spot them quickly. Some tools are free to use but require an account before showing results. Some allow a limited number of saved properties. Some are free trials that convert to a paid plan. Some are genuinely free but show only part of the answer, holding the useful output back for the paid tier.
None of these are dishonest. They are reasonable ways to run a business, particularly for anyone paying for property data. But it is fair for you to know which one you are dealing with before you invest time entering numbers.
Most tools tell you whether a listed price works. The more useful question is the reverse: what is the most I can pay and still hit my number? Deciding that before you negotiate is the habit that stops people overpaying in a competitive market.
It does not look up the property for you. You enter the price, rent, taxes, insurance, and your assumptions. It has no rent comparables and no sales comparables. It is not a phone app. And it cannot see the things that decide a rental as much as the math does: the condition of the roof, the trajectory of the street, the quality of the tenant, or how quickly you could sell if you needed to.
Use it as a screen. Then go look at the property.
No signup. Enter a price, a rent, and a rate, and get an A to F grade, your monthly cash flow after every real expense, and the highest price you can pay and still hit your number.
Open the free calculatorNo. There is no login, no trial, and no credit card. An email is only requested if you want the deal checklist and the market report sent to you, and the calculator works fully without it.
No. It runs entirely in your browser, so you can run as many scenarios as you like.
It is a 0 to 100 score across four factors with published weights: monthly cash flow after every expense (35 points, full marks at $450 a month), cash-on-cash return (30 points, full marks at 12%), lender DSCR (20 points, full marks at 1.25x) and cap rate on our own stricter basis (15 points, full marks at 5%). Those thresholds are fixed in the free tool, not set by you. The points earned on each are shown on screen, every weight and cut-off is on the methodology page, and the score deliberately does not reward assumed appreciation.
Because a capital expenditure reserve is set aside inside net operating income before the cap rate is calculated. Broker-quoted cap rates usually exclude that reserve, which makes them read roughly a point higher on the same property.
Before Your First Rental covers what a rental actually costs to own, the arithmetic most first-time buyers get wrong, and a worked example where the obvious math says $1,360 a month and the real math says $193. You also get the 12 point deal checklist and this quarter's market report. All three download instantly on the next page, with no confirmation click.
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The Investor Model is the whole arithmetic, built to answer the expensive question: should you buy this at all? Ten tabs, including a five year projection with IRR, an after tax view, a BRRRR planner, a sensitivity grid, and three deals compared side by side under identical rules. Own it once, no subscription, thirty day money-back guarantee.
Thirty days, full refund, you keep the files. Audited, and every formula is published.
General information and educational content only, not investment, tax, or legal advice. Product features and pricing of other tools change over time; check each provider's own site for current details. Verify every figure and consult a qualified professional before purchasing any property.