Investor Tools & Calculators
Run the numbers before you write the offer. Free, no-signup tools for deal analysis, rental ROI, and rehab budgeting.
Numbers first. Emotion never.
The single biggest difference between investors who build wealth and investors who lose money is discipline around the numbers. Every deal needs to pencil before you put it under contract — not after. These calculators and checklists are the ones we actually use.
Free Investor Calculators
Landlord ROI Calculator
The most comprehensive free rental analysis tool we know of. Input purchase price, financing, expected rent, vacancy, maintenance, capex, taxes, insurance — and get cash flow, cash-on-cash return, cap rate, and 30-year projections.
Open landlord calculator →House Flip MAO Calculator
Calculate the Maximum Allowable Offer on a flip in seconds. Input ARV, rehab budget, holding costs, closing costs, financing, and target profit — get your max offer plus a full deal breakdown (purchase, rehab, resale, projected ROI).
Open house flip calculator →1031 Exchange Calculator
Estimate capital gains deferred, basis carry-over, and tax-savings impact of a like-kind exchange. Includes step-by-step 1031 process timeline.
Open 1031 tools →Market Charts
Live charts of median price, days on market, supply, and absorption rate for every St. Louis market area. Useful as a quick sanity check on a deal's submarket.
View market charts →Real Estate Data Digest
Bi-weekly digest of the data points that actually matter to investors — rates, foreclosure starts, rent indexes, builder permits.
Read the digest →Deal-Screening Quick Math
The 1% rule: Monthly rent / purchase price ≥ 0.01. Property must rent for at least 1% of purchase price per month to be worth deeper analysis. (Tougher to hit in 2026 — many St. Louis investors now target 0.7–0.9% with strong appreciation submarkets.)
50% rule: Estimate operating expenses at roughly 50% of gross rent (excludes debt service). Useful for a fast back-of-napkin cash-flow check.
70% rule (flips): Max offer = (ARV × 0.70) − rehab. Holds back 30% of ARV for holding costs, selling costs, contingency and profit.
BRRRR refi check: After-rehab appraised value × 0.75 (typical investor cash-out LTV) must ≥ all-in cost. If not, you can't get all your money back out.
Sold-Comp & ARV Research
Missouri SOLD Search
Look up recent sold comparables for your target property — essential for ARV estimates on flips and BRRRR deals.
Look up comps →Full MLS Search (moremls.com)
Filter active & sold listings by virtually any criteria. Save searches and get alerts. Set up sub-searches by neighborhood for ongoing comp tracking.
Open MLS search →Found a deal worth pursuing?
Browse curated investor property searches by strategy.
How to use these tools
Use this rough workflow on every potential deal:
- Step 1 — Quick screen: Apply the 1% rule and 70% rule. If neither pencils in 60 seconds, move on.
- Step 2 — Comp the ARV: Pull 3-6 sold comparables in the past 6 months within 0.5 mile. Adjust for square footage, bed/bath count, and condition.
- Step 3 — Estimate rehab: Walk the property (or have an investor-friendly agent do it). Use $25–$50/sqft for cosmetic, $50–$100/sqft for moderate, $100+/sqft for heavy.
- Step 4 — Run cash flow (rentals): Plug into landlordcalc.com. Use realistic vacancy (8–10% St. Louis), maintenance (8–10% of rent), capex (5–10%).
- Step 5 — Stress-test: What if rent is 10% lower? What if rates go up 1%? What if rehab is 25% over?
If the deal still pencils after stress-testing, you have a real one.
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