DealGradeEveryday Investor
$19 a month. No free trial. Test payments only.
Create your accountWill the rent really cover it?
Cash flow, a real cap rate and the cash you need. Plain numbers for homes and multifamily.
Adjusted cap rateMonthly cash flowCash needed at purchaseA grade for the numbers
Look inside a sample deal.
PROPERTY LOCKED · ASSUMPTIONS EDITABLEThe sample property
Locked sampleFinancing
EstimateAssumptions Estimate
Annual amounts unless marked monthly. Your edits stay in place.
The real numbers
House · NevadaF
DEAL GRADE
Estimate6 / 100
Adjusted cap rate3.64%Cap on price 3.73%
Monthly cash flow-$952After expenses & debt
Cash needed$115,500Down payment, costs & repairs
Cash-on-cash-9.89%Debt coverage 0.58×
At these assumptions, the rent does not cover all expenses and the loan payment.
Show the math
Where the income goes
Annual · Estimate| Gross rent | $27,600 |
|---|---|
| Other income | $0 |
| Vacancy loss | -$1,656 |
| Recovered expenses | $0 |
| Effective gross income | $25,944 |
| Property tax | -$4,662 |
| Insurance | -$740 |
| Management | -$2,205 |
| Repairs | -$2,080 |
| Utilities | -$0 |
| Admin | -$0 |
| CAM | -$0 |
| HOA | -$0 |
| Reserves | -$600 |
| TI / leasing commissions | -$0 |
| Adjusted NOI | $15,657 |
| All-in purchase cost | $430,500 |
Your loan
Estimate, not a quoteConventional investor loan
Rate7.75%
Loan amount$315,000
Loan-to-value75.00%
DSCR0.58×
Loan-to-value limits this loan. LTV test: $315,000 · DSCR test: —
| Freddie Mac weekly averageAs of Oct 29, 2026. Live rate not loaded. | 7.24% |
|---|---|
| Investor pricingFannie Mae charges 2.125 points at 75% of value | 0.53% |
Rate reference: Freddie Mac weekly average, as of Oct 29, 2026.
Market yardstick
5.25%Spread -1.61 pts
Working range. No published cap rate survey covers single homes.
Price to hit your target
Target adjusted cap$313,018
Break-even cash flow$268,848
DSCR of 1.25×$221,587
An em dash means no price in the tested range meets the target.
What if things change?
| Scenario | Adj. cap | Cash / mo | DSCR |
|---|---|---|---|
| As enteredYour numbers, no shock. | 3.64% | -$952 | 0.58× |
| Rents 10% lowerNew tenants pay less than the estimate. | 3.09% | -$1,150 | 0.49× |
| Vacancy up 5 pointsA unit sits empty longer, or a tenant stops paying. | 3.34% | -$1,057 | 0.53× |
| Insurance up 30%Renewal comes in high. | 3.59% | -$970 | 0.57× |
| Repairs doubleAn older building has a bad year. | 3.15% | -$1,125 | 0.50× |
| Rate up 1 pointThe loan quote comes back higher. | 3.64% | -$1,173 | 0.53× |
| Rough yearRents down 5%, vacancy up 3 points, insurance up 20%. | 3.16% | -$1,123 | 0.50× |
Adjusted cap sensitivity
Rent change down the side. Purchase price change across the top.
| Rent / price | -15% | -10% | -5% | 0% | +5% |
|---|---|---|---|---|---|
| -10% | 3.82% | 3.55% | 3.30% | 3.09% | 2.89% |
| -5% | 4.15% | 3.85% | 3.60% | 3.36% | 3.15% |
| 0% | 4.47% | 4.16% | 3.89% | 3.64% | 3.41% |
| +5% | 4.79% | 4.47% | 4.18% | 3.91% | 3.67% |
| +10% | 5.12% | 4.77% | 4.47% | 4.19% | 3.94% |
No statewide rent limit found
NMHC lists no statewide limit or ban here. Check the city.
The grade rates the numbers only.
It says nothing about the neighborhood or the people in it.
A80+B65–79C45–64D25–44FUnder 25