DealSentryAI — AI Real Estate Deal Analyzer

DealSentryAI™

AI Deal Analyzer

The only deal analyzer that explains what the numbers mean, flags what's wrong, and shows exactly what needs to change — all in plain English. Covers SFR rentals, BRRRR, House Hacking, and side-by-side Deal Comparison. Built for investors who want to understand the numbers, not just see them.

🏠 House Hacking Mode Live in one unit, rent the others — adjusts for owner-occupied financing

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Educational & informational purposes only. DealSentryAI™ calculates financial metrics based solely on the numbers you enter. Results do not constitute real estate or investment advice, financial advice, or legal advice of any kind and do not account for your individual financial situation, risk tolerance, local market conditions, or property-specific factors. Always conduct your own due diligence and consult qualified professionals before making any investment decision.

Property Details

Property Address (Optional)

Purchase Price ($) ?

The total price you would pay to acquire this property. Does not include closing costs — those are calculated separately below.

After Repair Value — ARV ($) ?

Your estimate of the property's fair market value after repairs. Used to calculate built-in equity. If buying move-in ready, ARV ≈ purchase price.

Closing Costs & True Cash Required

Down Payment (%) ?

The percentage paid upfront in cash. Investment properties typically require 20–25%. House Hacking with FHA loan can be as low as 3.5%.

Closing Costs (%) ?

Closing costs typically run 2–5% of purchase price on investment properties. Includes lender fees, title insurance, escrow, attorney, and recording fees. This is money most beginners forget to include — it directly affects your true cash-on-cash return.

Typical: 2–5% of price

Initial Repair Reserve ($) ?

Cash set aside for immediate repairs before renting. Separate from ongoing monthly CapEx. Even "move-in ready" properties often need $1,000–$5,000 in work before a tenant moves in.

Upfront repairs before renting

Financing

Interest Rate (%) ?

Your mortgage rate. Investment properties run 0.5–1% higher than primary residences. House Hacking with FHA/conventional gets you primary residence rates — a significant advantage.

Loan Term (Years) ?

30 years = lower monthly payments, more total interest. 15 years = higher payments, faster equity building.

Annual Rent Growth (%) ?

Expected annual rent increase for the 5-year projection. Historical average is 2–4% nationally, but varies significantly by market. Used only for the 5-Year Projection — not the main analysis.

For 5-year projection only

Monthly Income & Expenses

Monthly Rent ($) ?

Gross monthly rent expected. The single most important input. Verify against real comps — not what the seller claims. In House Hacking mode, enter total rent from units you are NOT occupying.

Vacancy Rate (%) ?

8% = roughly one month empty per year. Single-family rentals typically run 5–10%. Using less than 5% is optimistic for most markets.

Typical: 5–10%

Property Taxes / Month ($) ?

Annual tax bill ÷ 12. Find on county assessor's website. Taxes may be reassessed after purchase — check local rules.

Insurance / Month ($) ?

Landlord insurance / rental dwelling policy. Different from homeowner's insurance. Get a real quote — don't guess this number.

Property Mgmt (%) ?

Property managers charge 8–12% of collected rent. Enter 0 if self-managing. Even if self-managing, consider your time has value.

0% if self-managed

Repairs & CapEx / Month ($) ?

Monthly reserve for repairs and capital replacements (roof, HVAC, water heater). Rule of thumb: 1% of purchase price per year ÷ 12. Older homes need more.

~1% of price/yr ÷ 12

Your Personal Targets

Min Cash-on-Cash Return (%) ?

Annual cash flow ÷ total cash invested (down + closing costs + repair reserve) × 100. DealSentryAI uses true total cash invested — not just down payment — for a more accurate CoC than most tools.

Your personal threshold

Min Monthly Cash Flow ($) ?

Dollars left after all expenses including mortgage. Many investors use $200–$300/month as a minimum for an SFR to be worth pursuing.

Your minimum acceptable

ℹ️ The BRRRR strategy (Buy, Rehab, Rent, Refinance, Repeat) lets you recycle cash into multiple properties. Enter your numbers to see cash left in the deal after refinancing — lower is better. All calculations are educational only — not investment advice.

Purchase & Rehab

Purchase Price ($) ?

The price you pay to acquire the property before any rehab work begins. In BRRRR, investors typically target distressed properties below market value to maximize the spread between purchase price and ARV.

Rehab Cost ($) ?

Your all-in renovation budget — everything it costs to bring the property to rentable condition. Include materials, labor, permits, and a 10–20% contingency buffer. Underestimating rehab is the #1 BRRRR mistake.

All-in renovation budget including contingency

After Repair Value ($) ?

The estimated market value of the property after all rehab is complete. This is the most important number in BRRRR — your refinance loan is based on it. Get a professional appraisal or verify with recent comparable sales before relying on your estimate.

Estimated market value after all repairs are done

Refinance Terms

Refi LTV (%) ?

Loan-to-Value ratio — the percentage of the ARV a lender will loan you on the refinance. Most investment property lenders offer 70–75% LTV. At 75% LTV on a $220k ARV, your refi loan would be $165,000. The higher the LTV, the more cash you can pull out.

Most lenders offer 70–75% on investment properties

Refi Interest Rate (%) ?

The interest rate on your new refinance mortgage. This is typically a conventional investment property loan rate — usually 0.5–1% higher than primary residence rates. Get actual lender quotes before finalizing your numbers.

Loan Term (Years) ?

The repayment term for your refinance loan. 30 years gives you lower monthly payments and better cash flow. 15 years means higher payments but faster equity building. Most BRRRR investors use 30 years to maximize monthly cash flow.

Post-Rehab Rental Income & Expenses

Monthly Rent ($) ?

The gross monthly rent you expect to collect after the rehab is complete and a tenant is in place. Verify this against current rent comps for similar properties in the area — this number drives your cash flow after the refinance.

Vacancy Rate (%) ?

The percentage of time the unit sits empty between tenants. Use 8% as a safe starting assumption (roughly one month per year). Do not use 0% — every property has turnover eventually.

Typical: 5–10%

Monthly Taxes ($) ?

Monthly property tax — annual tax bill divided by 12. Note: after a BRRRR rehab, the property may be reassessed at a higher value, which can increase your taxes. Check with your local assessor's office.

Monthly Insurance ($) ?

Monthly landlord insurance for the property after rehab. Get a real quote — renovated properties sometimes qualify for lower insurance rates than distressed ones. Do not use a guess here.

Mgmt (%) ?

Property management fee as a percentage of collected rent. Enter 0 if you self-manage. Typical range is 8–12%. Even if you plan to self-manage, consider modeling it at 10% to see if the deal still works if your situation changes.

0% if self-managed

Repairs & CapEx/mo ($) ?

Monthly reserve for ongoing repairs and future capital expenditures (roof, HVAC, water heater). Even a freshly rehabbed property needs this reserve — a new roof today does not last forever. Rule of thumb: 1% of purchase price per year divided by 12.

~1% of purchase price/yr ÷ 12

Calculating · Running AI Analysis