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Live Interactive Tools

Every calculator, in one place.

These are the actual live tools embedded on published agent pages — try them here, then jump to whichever one fits the guide you're building.

Deal Screener BRRRR Reno & Resale House Hacking Home Buying Buyout vs. Sale Down Payment Assistance
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Some of these are built around Texas-specific rules — down payment assistance programs, homestead exemptions, and lien law all vary by state. Any calculator flagged State-Specific below can be rebuilt with your state's actual programs and rules, the same way the guide pages get localized.

Deal Screener

Score any investment property in under two minutes — pairs with the Deal Screener guide page.

Deal Screener — Multifamily Underwriting (1–12 Units)

Quick-look companion to your full underwriting workbook. Same math, faster edits — use this to screen deals, then move winners into the full model.

Property & Financing

$
%
$
%
%
yrs
%

Rent Roll (up to 12 units)

UnitSq FtMarket Rent /mo
Total0$0
Other monthly income
$

Operating Expenses (Year 1, annual $)

$
$
$
$
$
$
%EGI
$

Growth & Exit Assumptions

%
%
%
yrs
%
%
%
Total cash to close
$0
Price / unit
$0
Year 1 NOI
$0

Return Metrics

Exit Summary

$0
$0
$0
$0
$0

Bands are general rules of thumb, not lending or investment advice — calibrate to your market, lender, and strategy. This isn't financial or legal advice.

Numbers here mirror the underwriting workbook's formulas — enter the same figures in both for a cross-check.

BRRRR Calculator

Models the buy-rehab-rent-refinance cycle and shows cash left in the deal.

Acquisition, Rehab & Holding Costs

Purchase & Rehab

$
%
$

Rehab Financing (0% = all cash)

%
%

Holding Period

mo

Monthly Holding Costs (during hold)

$
$
$

Refinance

Refinance Terms

$
%
%
yrs
%

Post-Refi Rental

$
$

Results

Cash Recycled

Total project cost (price + closing + rehab)$0
Rehab loan amount$0
Cash needed upfront$0
Total holding costs (incl. loan interest)$0
Total cash invested$0
Refinance loan amount$0
Cash out at refinance$0
Cash left in deal$0

Post-Refinance Performance

Refinance monthly payment (P&I)$0
Monthly cash flow$0
Annual cash flow$0
Cash-on-cash return$0

Cash-on-cash is calculated against cash left in the deal. If your refinance returns all (or more than) your invested capital, this shows as infinite / fully recycled — the goal of a well-run BRRRR.

Reno & Resale Calculator

Renovation budget vs. after-repair value, built for fix-and-flip buyers.

Purchase, Rehab & Financing

Purchase & Rehab Budget

$
%
$
%

Financing (0% = all cash)

%
%
pts

Holding Period

mo

Monthly Holding Costs

$
$
$

Resale

Sale Assumptions

$
%

Tax Situation

%

Properties held under 12 months are taxed as ordinary income, not long-term capital gains — this is the case for nearly all flips. Frequent flippers may also be classified as a "dealer" by the IRS, adding self-employment tax. Confirm your actual situation with a CPA.

Results

Total Cost & Cash In

Total project cost (price + closing + rehab + contingency)$0
Loan amount$0
Loan points (fee)$0
Cash needed upfront$0
Total holding costs (incl. loan interest)$0
Total cash invested$0

Sale Proceeds & Profit

Selling costs$0
Loan payoff at sale$0
Net sale proceeds (before profit split)$0
Gross profit$0
Estimated tax owed$0
Net profit after tax$0
ROI on cash invested0%
Annualized ROI0%

House Hacking Calculator

Shows real monthly cost after rental income from the other units.

Property & Financing

Purchase & Loan

$
%
%
yrs

Taxes, Insurance & HOA

%
$/yr
$/mo

Units & Rental Income

Property Layout

$

Rented Units

$
%

Results

Your Monthly Housing Cost

Loan amount$0
Principal & interest$0
Property tax$0
Insurance$0
HOA$0
Total monthly payment (PITI + HOA)$0
Rental income received (after vacancy reserve)$0
Your net housing cost$0

This is what you actually pay out of pocket each month once your tenants' rent is applied — compare it to what you'd pay renting an apartment on your own.

Lender Qualifying & Self-Sufficiency

Rental income counted for DTI (75% of actual rent)$0
Reduces your qualifying housing cost to$0

FHA applies a "self-sufficiency test" on 3-4 unit properties: 75% of the market rent for every unit (including yours) must cover the full monthly payment. This does not apply to duplexes. Actual underwriting varies by lender — confirm specifics with your loan officer.

Home Buying Calculator State-Specific

Monthly payment breakdown for first-time and relocating buyers. Currently built around Texas homestead exemption and MUD tax rules — happy to rebuild for your state's actual property tax structure.

Your Numbers

$
%
%
yrs
%
$/yr
$/mo
%
%

Estimated Monthly Payment

Principal & interest$0
Property tax$0
MUD tax$0
Homeowners insurance$0
HOA dues$0
PMI (if under 20% down)$0
Estimated total / month$0
Suggested household income*$0
Cash needed at closing$0

*Based on a common 28%-of-income guideline for housing costs — a general rule of thumb, not a lender's actual qualification. The homestead exemption estimate applies a flat $140,000 reduction to taxable value per current Texas school-tax exemption law; confirm your county's exact treatment with the local appraisal district.

Buyout vs. Sale Calculator State-Specific

Compares refinancing one spouse out vs. selling outright — used on the Divorce guide. Includes a Texas Owelty-lien note by default; swappable for your state's actual buyout/refinance rules.

Shared Inputs

$
$
%

Option A: Sell & Split

$
%
Selling costs$0
Net proceeds after mortgage payoff$0
Spouse A receives$0
Spouse B receives$0

Option B: Refinance Buyout

Spouse B keeps the house and refinances to pay Spouse A their equity share.

%
yrs
Total home equity$0
Cash owed to Spouse A$0
New loan amount needed$0
Spouse B's new monthly payment (P&I)$0

Owelty lien financing in Texas allows a refinance up to 95% of appraised value specifically to fund a divorce buyout. This calculator estimates the mechanics only — actual loan approval depends on the refinancing spouse's income, credit, and a lender's full underwriting.

Down Payment Assistance Calculator State-Specific

Pairs with the First-Time Homebuyer guide. Currently modeled on Texas programs (TDHCA/TSAHC, Dallas DHAP) — rebuildable around your state's actual DPA programs (e.g. MHDC/KHRC for Missouri/Kansas).

Home & Loan

Purchase Details

$
%
%

Taxes, Insurance & HOA

%
$/yr
$/mo

Assistance You're Stacking

State Program (TDHCA / TSAHC)

%

Typical range is 3-5% of the loan amount as a grant or deferred second lien. Set to 0 if not using a state program.

City Program (e.g. DHAP)

$

Dallas DHAP can offer up to $60,000; Fort Worth's program is typically smaller. Set to 0 if not applicable.

Mortgage Credit Certificate (MCC)

Adds an estimated annual federal tax credit on top of the down payment assistance above (up to $2,000/yr).

Results

Cash Needed at Closing

Down payment required (before assistance)$0
Estimated closing costs$0
State program assistance$0
City program assistance$0
Cash still needed to close$0

Monthly Payment

Principal & interest$0
Property tax$0
Insurance$0
HOA$0
Total monthly payment$0
MCC annual tax credit$0