START HERE · VIDEO WALKTHROUGH

Analyze your first rental.

Enter a deal, read its cash flow, then change the rent estimate. Follow the real analyzer screens with a fictional example you can reproduce.

About 2 minutes · English narration and captions · Real analyzer screens · Fictional example

Free calculation beta. Cloud saving and saved-deal access are unavailable. Keep a separate copy of your inputs and results before leaving or refreshing. AI analysis, listing imports and live property data are coming soon.

Follow along in the analyzer ↗Download English captions

FOLLOW THE EXAMPLE

One deal. Two rent estimates.

Open Property Inputs. Enter the purchase, loan, income and expense assumptions below. The analyzer begins with sample values; check each field before relying on the result.
Check the time period. Rent is monthly. Taxes, insurance, owner-paid utilities, HOA and other operating expenses are annual. The maintenance, management and CapEx fields are percentages of effective gross income.
Select Analyze Deal. At $3,500 monthly rent, the Overview shows approximately $633 monthly cash flow and 1.41 DSCR.
Return to Property Inputs. Change only Total Monthly Rent to $3,000, then select Analyze Deal again. Cash flow becomes approximately $244 and DSCR becomes 1.16.
Keep your own record. Copy the inputs and results somewhere you control. This beta does not save your work.

The loan stays the same. Vacancy and percentage-based expense allowances change with income, so a $500 rent reduction lowers modeled monthly cash flow by $389.50.

FICTIONAL TEACHING SCENARIO

Inputs to follow along

Assumptions used in the walkthrough
Field	Value	Convention
Offer / Purchase Price	$300,000	One-time
Buyer Closing Costs	$6,000	One-time
Down Payment	25%	Of purchase price
Interest Rate / Amortization	7.25% / 30 years	Illustrative financing
Loan Points / Fees	$3,000	One-time
Total Monthly Rent	$3,500 → $3,000	Monthly
Other Monthly Income	$0	Monthly
Vacancy	5%	Of scheduled income
Property Taxes / Insurance	$4,500 / $2,200	Annual
Owner-paid Utilities / HOA / Other Expense	$0 each	Annual; example only
Maintenance / Management / CapEx	5% / 8% / 5%	Of effective gross income

The rate is a teaching assumption, not a current lender quote. Replace every input with supportable figures for your own property.

Read the comparison

Calculated results before rounding in the analyzer tiles
Result	$3,500 rent	$3,000 rent
Annual modeled NOI	$26,018	$21,344
Monthly principal & interest	$1,534.90	$1,534.90
Monthly modeled cash flow	$633.27	$243.77
Model DSCR	1.41	1.16

OneDEAL includes the displayed CapEx allowance in modeled operating expenses. A lender may define NOI and DSCR differently. These estimates do not guarantee loan approval or actual returns.

The analyzer’s $84,000 Cash Required figure in this example covers down payment, buyer closing costs and loan fees. Budget separately for repairs, reserves and other property-specific costs.

Read the full video transcript

This example shows about six hundred thirty-three dollars in monthly cash flow. But that result depends on the rent estimate. Here’s how to enter the deal in OneDEAL and test what happens when that estimate is lower.

In Property Inputs, enter a three-hundred-thousand-dollar purchase price and six thousand dollars in buyer closing costs. For this fictional loan, use twenty-five percent down, a seven-point-two-five percent interest rate, thirty-year amortization, and three thousand dollars in loan fees. Use actual quotes for your own property.

Enter thirty-five hundred dollars in monthly rent, no other income, and five percent vacancy. The next expense section uses annual amounts: forty-five hundred dollars in taxes and twenty-two hundred in insurance. This example has no owner-paid utilities, HOA or other annual expense. Maintenance is five percent, management eight percent, and CapEx five percent of effective gross income. Check each field against your own estimates.

Select Analyze Deal. With those assumptions, modeled monthly cash flow is about six hundred thirty-three dollars, and DSCR is one-point-four-one. That is the model’s debt-coverage result. It does not guarantee loan approval or the return you will actually earn.

Now lower only the monthly rent to three thousand. Cash flow drops to about two hundred forty-four dollars, and DSCR to one-point-one-six. The percentage-based expense allowances also change with income. This is why you should check the rent estimate before relying on the result.

Try the same steps with your own assumptions in OneDEAL’s free beta. Cloud saving is unavailable, so keep a separate copy of your inputs and results before leaving. AI and live property data are not included in this beta.