Free AI tool
AI Property Deal Analyzer
AI property deal analyzer for rental deals — real estate deal analysis with DSCR, cap rate, cash-on-cash, and a BUY / PASS / CONDITIONAL verdict in under 60 seconds. Auto tax & insurance by ZIP. Lender-ready PDF after you run. Free for investors and loan officers.
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The AI property deal analyzer built like a lender's underwriter
ToInvested is a free AI property deal analyzer — an AI real estate deal analyzer that turns a listing into a decision in about a minute. Most "rental calculators" online stop at gross rent minus mortgage. Lenders and experienced investors look at vacancy, management, maintenance reserves, capital expenditures, and debt coverage — the same stress tests you will face on a DSCR loan file. Enter what you know and you receive cap rate, cash-on-cash, DSCR, cash flow, and a BUY / PASS / CONDITIONAL verdict with strengths, risks, and next steps. It is a genuinely free AI deal analyzer: no credit card, no trial wall.
What makes this a deal analyzer, not just a calculator
A calculator returns a number; a deal analyzer returns a decision. This tool performs full real estate deal analysis — it computes the metrics, weighs them against lender-style thresholds, flags the risks that sink deals, and tells you what to verify before you offer. Then it generates a lender-ready PDF with the investment report generator so you can share the analysis with a partner, lender, or client.
Cap rate, DSCR, and cash-on-cash — why all three matter
Cap rate helps you compare properties on a normalized basis. Cash-on-cash tells you what your actual equity earns after financing. DSCR tells you whether the property's net operating income can carry the loan — the metric most rental lenders care about first. A deal can look "fine" on cap rate but fail on DSCR if expenses are understated or rent is optimistic. This AI deal analyzer is designed to surface that tension early.
How investors and loan officers use it before they make an offer
Use the analyzer as a first-pass screen on every MLS lead: paste list price, realistic rent from comps (or your property manager's opinion), and conservative expenses. If the verdict is PASS, you save hours of follow-up. If it is CONDITIONAL, you know exactly which levers to negotiate (price, rent, taxes, insurance, or financing terms) before you engage an agent or lender. Mortgage loan officers use the same engine to underwrite a borrower's deal on the spot and become the advisor realtors send business to.
Spreadsheet vs AI deal analyzer
Spreadsheets are powerful but slow: you rebuild formulas, worry about version control, and still have to interpret the output. ToInvested standardizes the math, explains the tradeoffs in plain English, and keeps the model aligned with how working analysts think about risk — without replacing your CPA, attorney, or lender.
Analyze every strategy with the right model
This page handles buy-and-hold rentals. For other strategies, switch tools: model a BRRRR refinance, a fix-and-flip, or renovation ROI. Learn the underlying method in the real estate deal analysis guide, browse the Education Hub, or read investor guides. When you are ready for unlimited runs, explore membership pricing.