# Calculizer — Real Estate Investment Calculator Canonical human page: https://reilink.com/calculizer A free real estate investment calculator from REILink. Enter one property once and Calculizer runs six separate investment analyses from the same inputs, then compares them side by side. ## The six strategies Calculizer analyzes the same property as all six of these at once: 1. **Fix and flip** — purchase price, rehab costs, contingency, financing and origination points, holding costs, selling costs, after-repair value, projected net profit, and the maximum allowable offer. 2. **Long-term rental** — rent, operating expenses, net operating income, debt service, cash flow, capitalization rate, cash-on-cash return, debt service coverage, and ten years of equity and property value. 3. **Short-term rental** — nightly rate, occupancy, cleaning and platform fees, restocking, lodging tax, a furnishing reserve, and the resulting return. 4. **BRRRR** — cash in for the purchase and rehab, refinance at your loan-to-value, cash out, cash left in the deal, and performance once stabilized. 5. **Wholesale** — purchase price from the seller, assignment fee, closing costs on both sides, and the end buyer's own projected profit and return. 6. **House hack** — rent from the tenant units against the whole property's costs, your net monthly living cost, and the saving against renting your own unit. A comparison table ranks all six on profit or annual cash flow, cash-on-cash return, capital required, financial risk and operational effort. ## Metrics calculated - Cash flow, pre-tax and after-tax - Net operating income - Effective gross income and operating expenses - Cash-on-cash return - Capitalization rate - Debt service coverage ratio - Gross rent multiplier - Operating expense ratio - Internal rate of return, before and after tax - Maximum allowable offer - Equity and loan balance by year - Projected property value - Sensitivity analysis ## How the formula explanations work Major results carry a button that opens an explanation panel. Each panel shows the formula, the same formula with this property's numbers substituted into it, and the result. It also names the levers that move the figure — for example, what the purchase price would have to be, or what the after-repair value would have to reach, for the number to change. The panel is rebuilt from the current inputs at the moment it is opened rather than cached, so the explanation and the figure above it always describe the same calculation. Financial terms in the results carry a marker that gives a one-line definition on hover and a fuller explanation when opened, including the formula and what separates a strong number from a weak one. ## Ten-year projections Calculizer projects the property year by year for up to ten years: gross rent, effective gross income, operating expenses, net operating income, debt service, principal paid, pre-tax and after-tax cash flow, closing loan balance, projected property value and equity. Growth assumptions are set by the user — income growth, expense inflation, appreciation, selling costs and holding period. The exit value can be calculated from appreciation or from an exit capitalization rate. After-tax results apply the user's own federal and state rates, exclude the land share from depreciation, and apply recapture at sale. ## Sensitivity analysis Calculizer shows how flip profit changes as the after-repair value moves, and how rental cash flow and returns change as rent moves, rather than reporting a single scenario. ## Losses are shown Calculizer does not present every property as a workable deal. When a strategy loses money, the loss is displayed and charted below zero. When cash flow is weak, it is shown as weak. When a different strategy performs better on the same numbers, that is shown too. ## Free versus Humphrey credits The calculator is free. All six strategy calculations, the comparison table, the charts, the formula explanation panels, the term definitions, the rule-based weakness flags, the sensitivity and after-tax analysis, the internal rate of return and saving an analysis all run without credits. Credits apply only to Humphrey, the platform's AI, and only for written interpretation of results. Humphrey does three things inside Calculizer: - **The bottom line on this deal** — a verdict across all six strategies. - **Humphrey's take** — a short read inside an explanation panel, underneath the calculator's own working rather than in place of it. - **Consolidate** — rewrites the rule-based weakness list into the few items that matter most for this deal. Each has its own on/off switch and a master switch pauses all three. A switched-off feature does not call the AI and cannot spend a credit. With Humphrey off, every calculation, formula and definition remains available. ## FAQ **What is a real estate investment calculator?** A real estate investment calculator uses the purchase price, financing, income, expenses, repairs, projected property value and other assumptions to estimate how an investment property may perform financially. Calculizer goes further by running multiple investment strategies against the same property instead of requiring a separate calculation for each one. **What investment strategies can Calculizer analyze?** Six: fix and flip, long-term rental, short-term rental, BRRRR, wholesale and house hack. All six run from the same set of inputs and are compared side by side. **Is Calculizer a rental property calculator?** Yes. Calculizer includes a full long-term rental analysis — income, operating expenses, net operating income, debt service, cash flow and a ten-year projection. It also lets you compare that rental result against five other ways of structuring the same property. **Is Calculizer a BRRRR calculator?** Yes. BRRRR is one of the six strategies. You can compare the BRRRR outcome against flipping, renting, wholesaling, short-term rental and house hacking without re-entering the property. **Is Calculizer a fix and flip calculator?** Yes. It analyzes the property as a flip — including the maximum allowable offer — while also showing whether another strategy would produce a better result on the same numbers. **What real estate investment metrics does Calculizer calculate?** Across the six strategies it reports cash flow pre-tax and after-tax, net operating income, cash-on-cash return, capitalization rate, debt service coverage ratio, gross rent multiplier, operating expense ratio, internal rate of return, maximum allowable offer, equity and loan balance by year, projected property value, and sensitivity analysis. **Is Calculizer free?** Yes. The calculator itself is free. Running the six investment analyses does not require credits, and neither do the equation panels or the definitions. Credits are only ever spent on Humphrey's written opinion, which has its own switch and can be left off. ## Access Calculizer runs in the browser at https://reilink.com/dashboard/?left=calculizer&right=calculizer&tool_id=15 and requires a free REILink account. There is nothing to install.