Grade This Deal

An instant A–F on any property.

Paste in the numbers and get the same gut-check read an experienced investor gives a listing in seconds — minus the years it took them to earn that instinct.

Why this matters

Experienced investors can glance at a listing and know within seconds whether it's worth a second look. That instinct comes from running the same three checks over and over: does the cash flow work, is the return worth the risk, and is the price fair against what's actually selling nearby.

This tool runs those same three checks automatically and hands you the answer in a form everyone already understands — a letter grade — instead of a wall of numbers you have to interpret yourself.

It's a first filter, not a final answer. An "A" means the numbers justify a closer look — comps, condition, financing. An "F" means they don't support the asking price, full stop.

AddressMLS or off-market listing

Select a property to auto-fill the fields below, or enter them manually.

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Property type

Bedrooms

Purchase price / list price

Estimated monthly rent

Monthly expensesleave blank for 35% of rent

Average comp price nearby

Interest rateannual — assumes 20% down, 25yr amortization

The Grade

Weak — one or more checks failed.

Cap rate

4.27%

Cash flow / mo

-$487

vs. comps

-6.86%

Weak cash flow relative to price — appreciation would have to do the heavy lifting for this to work.

How this grade was calculated

Cap rate check (6%+ strong, 4.5–6% fair, under 4.5% weak)Weak

Cash flow check ($200+/mo strong, $0–200 fair, negative weak)Weak

Price vs. comps check (3%+ below strong, within 1% fair, above weak)Strong

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What these numbers mean

Cap rate

Net operating income (rent minus expenses) divided by purchase price, as if bought in cash. Compares deals of any size on equal footing.

Cash flow

What's left over each month after rent covers expenses and a mortgage payment (assumed at 20% down, 25-year amortization, at the rate you entered). Positive means the property pays for itself.

vs. comps

How the asking price compares to what similar properties nearby have actually sold for. Negative means priced below the market — generally a good sign.

Estimates for planning purposes only — not financial advice. The grade is a first filter based on three checks, not a full underwriting.

Why this matters

It's a first filter, not a final answer. An "A" means the numbers justify a closer look — comps, condition, financing. An "F" means they don't support the asking price, full stop.