April Aguren
A warm, styled Central Texas living room
Free Deal Analysis Calculator

Does It Actually Pencil Out?

Run any property through the same numbers I use on my own investments, compare conventional financing against hard money + refinance, and see whether it clears my buy box.

Disclaimer & Disclosures

This calculator is provided by April Aguren, Realtor® with Hoyden Homes Brokerage, as an educational tool only. It does not represent 100% accuracy and is not financial or investment advice — schedule a strategy call with April before relying on it to make a purchase decision.

Conventional
Cash Flow
$603.72
Cash-on-Cash
11.93%
Hard Money
Cash Flow
$318.92
Cash-on-Cash
27.63%
Conventional Financing
Monthly Cash Flow
$603.72
Cap Rate
10.30%
Cash-on-Cash
11.93%
Total Cash Needed
$60,712.50
Hard Money + Refinance
Monthly Cash Flow
$318.92
Cap Rate
10.30%
Cash-on-Cash
27.63%
Total Cash Needed
$13,850.00
Editable fieldCalculated automaticallyMeets your buy box
The PropertyProperty Information
Project CostsPurchase & Acquisition
Holding Costs ($)
$10,962.50
Project CostsRehab Cost Breakdown
Rehab Budget
$2,500.00
Total Project Costs
$167,500.00
Operating NumbersMonthly Income
Total Monthly Income
$1,800.00
Operating NumbersExpenses (Yearly)
Total Expenses (Yearly)
$4,600.00
Net Operating Income (Yearly)
$17,000.00
Financing PathConventional
Down Payment Amount
$41,250.00
Loan Amount
$123,750.00
Monthly Mortgage (P&I)
$812.95
Total Cash Needed
$60,712.50
Investment Returns
Cash-on-Cash Return
11.93%
Cap Rate
10.30%
Equity Capture
$48,000.00
Return on Equity Capture
79.06%
Buy Box

Set your minimum targets — each one is checked against this deal automatically.

Yes
Yes
Yes
Yes
Financing PathHard Money + Refinance
Maximum Loan Amount
$165,000.00
Hard Money Note Payment
$1,443.75
Total Loan Package
$172,400.00
Cash Needed to Close
$8,050.00
Refinance Loan Summary
Refinance Loan Amount
$165,000.00
Hard Money Payoff
$165,000.00
Refinance Note Payment
$1,097.75
Cash Needed to Close
$4,000.00
Total Cash Needed (Both Stages)
Monthly Cash Flow (Post-Refi)
$318.92
Total Cash Needed
$13,850.00
Investment Returns
Cash-on-Cash Return
27.63%
Cap Rate
10.30%
Equity Capture
$49,000.00
Return on Equity Capture
353.79%
Buy Box

Set your minimum targets — each one is checked against this deal automatically.

Yes
Yes
Yes
Yes
Rules of ThumbDecision Metrics
1% Rule · Yes50% Rule · Yes70% ARV Rule · No

Key Metrics Explained

  • Cash-on-Cash Return: Annual cash flow ÷ total cash invested (target: 8%+)
  • Net Operating Income: Your total income less your expenses
  • Cap Rate: NOI ÷ purchase price (target: 6%+ for most markets)
  • 1% Rule: Monthly rent should be ≥ 1% of total project costs
  • 50% Rule: Operating expenses typically ≈ 50% of gross rent
  • 70% ARV Rule: Purchase + rehab should be < 70% of After Repair Value

Tips

  • Include ALL closing costs and rehab in Total Cash Invested for an accurate Cash-on-Cash Return.
  • Run multiple scenarios by changing rent/purchase price to find your sweet spot.
  • Compare the Conventional card against the Hard Money + Refinance card side by side before you decide how to fund a deal.
Talk Through This Deal →

Estimates for planning only. A starting point for the deal analysis we’ll go deeper on together, not financial advice.