CDEALANALYZER

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Property Info

Revenue

Op Expenses

Deal Results

Verdict

Multifamily • Buy & Hold

Multifamily Deal Analyzer

Property Info → Revenue → Operating Expenses → Deal Results → Verdict

Bigger doors. Bigger numbers. Less room for guessing.Underwrite your NOI, cap rate, and DSCR before you sit across from a broker.

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Property Info

What you're paying to get in — purchase price, financing terms, and the unit count that drives every downstream calculation

CDEAL

Let's start with what you're paying to own the asset — before we talk about what it earns.

Property Address

Listing Link (Reference Only)

Financing Type

Purchase Price ($)

Units

Down Payment (%)

Down Payment ($)

Use a HELOC for part of the down payment

Factor HELOC debt service into the deal — effective cash invested and CoC update automatically.

Interest Rate (%)

Loan Term (Years)

Property Taxes (Monthly, $) Using estimate

Starter estimate only. Taxes vary by town and assessment. If you know the real annual tax bill, replace this number.

Insurance (Monthly, $) Using estimate

Starter estimate only. Insurance depends on property type, age, condition, location, and coverage. Replace with a quote if available.

Closing Costs ($) Using estimate

Using estimate (2.5% of purchase price). Starter estimate only. Actual closing costs vary by lender, location, and deal structure.

Closing Cost Treatment

Loan Amount (auto-calculated)

Cash to Close (auto)

HOA (Monthly, $)

Monthly Mortgage Payment (P&I only)

Monthly Housing Payment (PITI)

—

Mortgage + Taxes + Insurance

PITI Breakdown

Principal —

Interest —

Taxes —

Insurance —

Operating Expenses

The true cost of running the building — utilities, repairs, management, and the CapEx reserve most buyers underestimate

CDEAL

Now what it costs to run the building.

Operating Expenses / Month

Utilities ($)

Repairs / Maintenance $ %

Property Management $ %

Managed by Owner

Miscellaneous ($)

CapEx Reserve $ %

CapEx reserve is included in operating expenses and reduces NOI, cap rate, and DSCR.

Total Monthly Operating Expenses

Utilities + Repairs + Management + Misc + CapEx + HOA

Monthly NOI

—

Annual NOI

—

Expense Breakdown

Utilities —

Repairs / Maint. —

Management —

Miscellaneous —

HOA —

CapEx Reserve —

Deal Results

NOI, cap rate, DSCR, and cash-on-cash — the metrics that determine whether this property works as an investment

CDEAL

Here's what the deal actually delivers — the numbers that decide whether to proceed.

Cash Flow Snapshot

Core monthly and annual cash flow — NOI, debt service, and net cash to the owner.

Monthly NOI

Effective income after all operating expenses, before debt service.

Annual NOI

Monthly NOI × 12. Commercial lenders underwrite to NOI — not cash flow.

Monthly PITI

Principal, interest, taxes & insurance.

Annual PITI

$—

Monthly Cash Flow

NOI minus debt service (PITI).

Annual Cash Flow

Monthly cash flow × 12.

Underwriting Metrics

Key performance ratios — cap rate, DSCR, break-even occupancy, and return on capital.

DSCR (Lender-Style)

—

NOI ÷ annual debt service (P&I).

Cap Rate

—

Unlevered yield — what the property earns independent of financing. Below 5% is thin for most multifamily markets.

Cash-on-Cash Return

—

Annual cash flow ÷ total cash deployed. Below 5% is thin for stabilized multifamily; 8%+ is solid.

Price Per Unit

Acquisition cost per door. Compare against local comps to assess relative value.

Break-Even Occupancy (%)

—

Occupancy needed to cover all costs.

Break-Even Occupancy ($)

—

Annual rent income required to cover all costs. Below this level, the deal loses money.

Risk & Verdict

Decision summary and major deal-level risks.

Enter your numbers above to see the verdict.

Monthly Snapshot

Monthly OpEx —

Monthly PITI —

HELOC Payment —

Monthly Cash Flow —

📚 Terms & Definitions — Multifamily

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NOI — Net Operating Income

Effective gross income minus all operating expenses — including utilities, repairs, management, HOA, and CapEx reserve — before debt service. In this analyzer, property taxes and insurance are grouped with the mortgage payment (PITI) below the NOI line. NOI drives property value in commercial real estate.

Cap Rate — Capitalization Rate

NOI divided by purchase price. A 7% cap rate means you earn 7% of the property value annually before debt. Lower cap rates generally indicate hotter or safer markets.

DSCR — Debt Service Coverage Ratio

NOI divided by annual P&I debt service. Commercial lenders typically require 1.20–1.25 minimum. Below 1.0 means the property cannot cover its own mortgage from income.

EGI — Effective Gross Income

Gross potential rent plus ancillary income, minus vacancy and credit loss. This is the realistic income you can actually collect — not the theoretical 100% occupied number.

Cash Flow

NOI minus debt service (P&I, taxes, and insurance). HOA and CapEx reserve are already deducted above the NOI line. This is what actually lands in your pocket each year.

Cash-on-Cash Return

Annual cash flow divided by total cash invested (down payment + closing costs). Measures how hard your actual out-of-pocket dollars are working — not the property's total return including appreciation or loan paydown.

CapEx Reserve

A reserve set aside from income for future capital expenditures — roof, HVAC, plumbing, appliances. In this analyzer, CapEx reserve is included in operating expenses and reduces NOI and cap rate. A deal that looks good before CapEx may not hold up once reserves are properly accounted for.

Operating Expenses

All costs to run the property above the NOI line — utilities, repairs, management, HOA, and CapEx reserve. In this analyzer, property taxes and insurance are grouped with the mortgage payment (PITI) below NOI. The 50% rule estimates operating expenses at half of gross rent as a quick screening benchmark.

Price Per Unit

Purchase price divided by number of units. A quick benchmarking metric to compare multifamily deals in the same market. Not a substitute for NOI-based underwriting, but useful for initial filtering.

Vacancy Rate

The percentage of units unoccupied in a given period. A 5% vacancy rate on a 10-unit building means roughly half a unit empty on average. Always underwrite with realistic local vacancy — not best-case assumptions.

Multifamily Deal Analyzer

Don't guess on your next deal.