Multifamily deal calculator
Understand how a multifamily deal fits your investment strategy.
Explore current cash flow, financing, and potential improvements — with clear assumptions for income-focused and value-add investors. Free, no sign-up.
The calculator
Prefilled with an example so you can see it working — replace any value with your own deal.
Assumptions
Adjust any input — results update instantly.
Cash invested & reserves
Closing costs, upfront improvements, and initial reserves are added to total cash invested (they raise the cash-on-cash denominator). The annual capex reserve reduces cash flow but not NOI or cap rate — a common convention is $250–$300 per unit per year (≈ $13,200/yr here). It defaults to $0.
Model improvements (value-add)
Renovation rent premium, operational uplift, and general market-rent growth are counted separately — never combined. A large current-to-proposed rent gap is an assumption to confirm, not proof.
Downside scenario
A scenario, not a forecast.
5-year projection
Cash flow is after debt service and the annual capex reserve. Debt service is held at the current payment; the loan balloon is due in year 10.
| Year | NOI | Cash Flow |
|---|---|---|
| Year 1 | $369,920 | $127,813 |
| Year 2 | $382,268 | $140,160 |
| Year 3 | $395,017 | $152,910 |
| Year 4 | $408,181 | $166,073 |
| Year 5 | $421,772 | $179,665 |
What the numbers say
An assessment of how this deal reads under the assumptions above — not an endorsement, recommendation, or suitability determination.
Works as a current-income deal — positive cash flow with comfortable debt coverage (DSCR 1.53, 9.3% cash-on-cash) under the assumptions shown.
- • Annual cash flow after reserves: $127,813.
Not yet modeled. Open “Model improvements” and add renovation scope, costs, and target rents to assess the upside.
The Investment Profile
A clear read, not a single score
After the numbers, you get an opinionated, color-coded assessment — green, amber, or red — of how the deal actually works. Nothing is called “safe” or “approved,” and the full math stays on the table.
Example analyses
Sample deals showing the Investment Profile in action.
Maple Court Apartments
Cleveland, OH · 24 units · 1968
Beacon Flats
Columbus, OH · 48 units · 2012
Elm & Third
Columbus, OH · 4 units · 1960