Investment Property Calculator: Complete Walkthrough
An investment property calculator analyzes real estate deals across multiple strategies: fix and flip, buy and hold rental, BRRRR, and wholesale. Unlike a single-purpose rental calculator, an investment property calculator lets you evaluate the same property under different strategies to determine which approach maximizes your return.
This guide covers what each strategy needs, the formulas behind the calculations, and how to compare strategies side by side.
Four strategies, one property
The same property at $150,000 with an ARV of $220,000 and $35,000 in repairs produces very different outcomes depending on your strategy:
| Strategy | Key Metric | Timeline | Capital Needed |
|---|---|---|---|
| Wholesale | Assignment fee | 14-30 days | $500-$2,000 (earnest money) |
| Fix and flip | Net profit after all costs | 3-6 months | $50,000-$200,000+ |
| Rental | Cash on cash return | Indefinite (hold) | $40,000-$60,000 (down + repairs) |
| BRRRR | Cash left in deal after refi | 6-12 months to stabilize | Full purchase + rehab upfront |
Wholesale analysis
The simplest calculation. Your profit is the spread between your contract price and the buyer's price:
Assignment Fee = Buyer Price − Contract Price
Contract price: $150,000
ARV: $220,000 × 70% = $154,000 − $35,000 repairs = $119,000 (buyer's MAO)
Wait — buyer's MAO ($119,000) is below your contract price ($150,000). This deal does not wholesale at 70% ARV.
At $130,000 contract: Assignment fee = $150,000 (buyer willing) − $130,000 = $20,000
The 70% rule is a starting point. Some buyers accept tighter margins (75% ARV). Run the numbers for your specific buyer pool.
Fix and flip analysis
Flip Profit = ARV − Purchase − Repairs − Holding Costs − Selling Costs
ARV: $220,000
Purchase: $150,000
Repairs: $35,000
Holding costs (5 months): $6,500 (financing, taxes, insurance, utilities)
Selling costs (8%): $17,600 (agent commission, closing costs, concessions)
Net profit: $220,000 − $150,000 − $35,000 − $6,500 − $17,600 = $10,900
ROI: $10,900 ÷ $50,000 (cash invested) = 21.8% over 5 months
For a detailed flip analysis tool, see our house flipping calculator guide.
Rental analysis
Use the rental property calculator to project cash flow, CoC return, and cap rate. The key question: does the monthly rent cover all expenses including mortgage? See our rental property calculator guide for the full walkthrough.
BRRRR analysis
BRRRR Goal: Get all (or most) of your cash back through refinance
Purchase (cash or hard money): $150,000
Repairs: $35,000
Total invested: $185,000
ARV after rehab: $220,000
Refinance at 75% LTV: $220,000 × 0.75 = $165,000
Cash left in deal: $185,000 − $165,000 = $20,000
Now calculate rental returns on $20,000 cash invested (not $185,000). If monthly cash flow is $150, your CoC = $1,800 ÷ $20,000 = 9.0%
BRRRR's advantage is recycling capital. You get most of your money back and still own a cash-flowing asset. The BRRRR method works best when you buy significantly below ARV.
Comparing strategies side by side
| Metric | Wholesale | Flip | Rental | BRRRR |
|---|---|---|---|---|
| Profit / Return | $20,000 fee | $10,900 profit | $150/mo cash flow | $150/mo + $20K equity |
| Cash needed | $1,000 EM | $50,000 | $57,800 | $185,000 then $20,000 |
| Timeline | 2-4 weeks | 5 months | Ongoing | 6-12 months to stabilize |
| Risk level | Low | High | Medium | Medium-High |
| Scalability | Deal volume | Capital limited | Capital limited | Capital recycling |
There is no universally "best" strategy. It depends on your capital, risk tolerance, timeline, and goals. A good investment property calculator lets you model all four and choose the best fit for each deal.