Analyze rental properties, flip deals, and BRRRR strategies in seconds. 30 professional tools — 100% free, no signup required. Instant PDF reports.
30 free calculators used by 25,000+ US investors every day to analyze deals, qualify for loans, and build lasting wealth.
Complete cash flow analysis: income, expenses, NOI, cap rate & ROI
Measure investment return and compare properties using capitalization rate
Calculate annual ROI on actual cash invested accounting for financing
Net Operating Income from gross income minus all operating expenses
Qualify for investment financing with Debt Service Coverage Ratio analysis
Estimate flip profits with purchase price, rehab costs, ARV and holding costs
After Repair Value estimation for fix & flip and BRRRR deals
Buy, Rehab, Rent, Refinance, Repeat — full BRRRR strategy analysis
Compare up to 3 deals across Rental, Fix & Flip, and BRRRR — get a Winner tier verdict with confidence level
Full lifetime ROI — cash flow, appreciation, equity build-up, and wealth projection over the hold period
Cash Flow Verdict + Break-even Occupancy + DCR — Year 1 stabilized monthly cash flow with Composition Breakdown and Saved Scenarios
Verdict + Strategy Winner + Risk Score — compare Rental, Flip & BRRRR with Decision Engine, IRR, and capital payback
Tax Deferred + Eligibility Verdict — 45/180-day deadlines, boot taxation (recapture-first), depreciation recapture, and Saved Scenarios
Diagnostic verdict with likely causes and action thresholds — quantify income lost to vacancy and what to do about it.
GRM verdict with investment rating — quick property screening tool comparing price to gross annual rent.
Project monthly PITI, rental cash flow, DSCR, and compare loan scenarios. Uses configurable investor rate assumptions.
Financial comparison of renting vs. buying — break-even year, wealth gap, and 10-year projection.
Internal Rate of Return with deal verdict — measure true annualized return accounting for all cash flows and exit proceeds.
Quick flip offer calculator — maximum purchase price based on ARV and rehab costs.
Pick from 30 specialized tools — rental property, fix & flip, BRRRR, DSCR, and more.
Fill in property details and watch results update instantly in real time — no waiting.
See Good / Average / Poor analysis badge and export a professional PDF report for partners and lenders.
Every calculator is validated against industry standards from BiggerPockets, Investopedia, and institutional lending guidelines. Whether you're analyzing your first rental or managing a 100-unit portfolio — ArvCalc gives you the numbers lenders and partners trust in 2026.
Calculations update as you type — no submit button needed
Validated against BiggerPockets & institutional standards
Professional reports for banks, partners, and clients
Local benchmarks for 8 major US real estate markets
Unlock PDF reports, saved calculations, scenario comparison, and a full portfolio dashboard — built for serious investors in 2026.
"Used the DSCR calculator before calling my lender — walked in knowing exactly my numbers. Got approved first try on a $480K investment property. This tool is invaluable."
"The Fix & Flip calculator is incredibly detailed. I analyze 8–12 deals a week and ArvCalc is my first stop every time. The Good/Poor badge alone has saved me from 3 bad deals."
"As a broker I use the Pro plan to send white-label reports to every client. It's professional, fast, and my clients always ask what software I use. Easiest $99/mo I spend."
Yes — completely free, forever. All 30 calculators with unlimited calculations, no signup and no credit card required. The paid plans unlock PDF reports, saved history, and advanced features, but all calculations themselves remain free.
A cap rate of 6–8% is generally considered good for residential rental properties in most US markets. In high-cost cities like NYC or LA, 4–5% is typical. In secondary markets like Midwest or parts of the South, 8–10%+ is achievable. Always compare to your local market benchmarks.
Most lenders require a minimum DSCR of 1.20–1.25 for investment property loans. A DSCR of 1.0 means income exactly covers debt payments. Anything above 1.25 is considered strong. Some DSCR loan programs allow as low as 1.0 for well-qualified borrowers.
Cap rate measures return based on property value (NOI ÷ Purchase Price) and ignores financing. Cash-on-cash return measures the annual cash flow relative to your actual cash invested (down payment + closing costs + rehab). Cash-on-cash is more useful for leveraged investments.
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a distressed property at a discount, renovate it to increase value, rent it out, then do a cash-out refinance to recover your invested capital. The goal is to recycle your money and build a portfolio with minimal additional capital.
Yes — PDF export is available on the Individual ($39/mo) and Professional ($99/mo) plans. Reports include all input data, calculated results, status assessment, and methodology notes. Professional plan users can add their own logo for white-label client reports.
In 2026, real estate investing still offers strong long-term returns through appreciation, rental income, and tax advantages. Success depends on the deal, not the market year. Use our calculators to model realistic cash flows at today's rates — strong deals work in any environment. Focus on positive cash flow, adequate DSCR, and a conservative ARV when underwriting.
The 1% rule states that monthly rent should be at least 1% of the purchase price (e.g., a $200,000 property should rent for $2,000/month). It is a quick screening tool, not a definitive analysis. In high-cost markets like CA or NY, achieving 1% is rare — use our Rental Property Calculator for a full cash flow analysis that accounts for financing, vacancy, and expenses.
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