Run the numbers on your next South Coast deal.

Yes. Every calculator on this page is free, runs entirely in your browser, and asks for no login and no email. We built them for our own underwriting on South Coast multi-families, then opened them to other owners. Model as many deals as you want — your numbers never leave your device.

DSCR is the Debt Service Coverage Ratio — net operating income divided by your annual mortgage payment. A 1.25x DSCR means income runs 25% above the debt. Most DSCR and commercial lenders want 1.20x to 1.25x minimum on investment property; below 1.0x the building loses money each month and no lender will fund it.

Cap rate is net operating income divided by purchase price — the unlevered yield, ignoring your mortgage. Cash-on-cash is annual pre-tax cash flow divided by the actual cash you put in. Cap rate compares buildings on equal footing; cash-on-cash measures what your invested dollars earn after financing. The Buy & Hold Analyzer reports both.

NOI is gross rental income minus operating expenses — taxes, insurance, repairs, management, vacancy, and owner-paid utilities — but before your mortgage payment. A building collecting $9,000 a month that costs $3,200 to operate has a $5,800 monthly NOI. Debt service and capital improvements sit below the NOI line and are handled separately.

Most lenders cap a cash-out refinance on a non-owner-occupied multi-family at 70% to 75% loan-to-value. Rate-and-term refinances sometimes reach 80%. The Buy & Hold and Portfolio Refi Analyzers default to 75% — drop it to 70% to model a tighter lender, and every downstream number updates instantly.

Hard money is short-term, asset-based lending priced on the deal rather than your income. Expect higher rates, 1 to 3 points up front, and a 6 to 18 month term. Lenders fund a percentage of purchase plus rehab and size the loan against after-repair value. The Flip Analyzer models the points, monthly interest, and holding costs so the real profit shows.

ARV is the after-repair value — what the property is worth once the rehab is done, set by comparable sales, not by what you spent. Hard money loan size, profit, and refinance proceeds all key off ARV. The Flip Analyzer runs a profit matrix across a range of ARVs so you see the deal under conservative and optimistic comps.

BRRRR is Buy, Rehab, Rent, Refinance, Repeat — force value, then pull most of your capital back out through a cash-out refinance to fund the next deal. BRRRBBR adds Buy Bitcoin before the final Repeat, parking a slice of the freed equity in a reserve asset. The Flip to BRRRBBR tool models the hold, the refinance, and the redeploy.

No. Loan proceeds are borrowed money, not income, so a cash-out refinance is not a taxable event — you keep the cash and the property. You do trade higher monthly debt service for that liquidity, which is why DSCR matters after the refinance. Confirm your specifics with your CPA before you close.

When you sell, the IRS taxes the depreciation you claimed over your ownership at a rate up to 25% — that is depreciation recapture. It applies even if you never deducted it, so track every year. The Sale Analyzer separates recapture from capital gains so the after-tax proceeds reflect both. Verify the figure with your CPA.

The Net Investment Income Tax is a 3.8% federal surtax on investment income, including real estate gains, for filers above $200,000 single or $250,000 married filing jointly. On a large gain it stacks on top of capital gains and depreciation recapture. The Sale Analyzer factors NIIT into the after-tax number so the exit math is honest.

When the real return is appreciation rather than monthly cash — the rent covers the mortgage and little else. Many South Coast multi-families drifted into store-of-value territory as values rose faster than rents. The Store of Value Calculator compares holding for appreciation against selling, netting equity, and redeploying into other assets across bear, expected, and bull cases.

CAGR — compound annual growth rate — is the annualized return that produces a given result over a set period. Total gain tells you how much; CAGR tells you how fast, per year, compounding. It is the only fair way to compare a five-year property hold against a five-year stock or Bitcoin position, because it accounts for the time value of money.

Bring the numbers to Fortified. We manage South Coast multi-families with HD video audits on every visit, a licensed MA construction supervisor on CapEx, and vendor enforcement you can see. You can't manage what you can't see. David M. Ferreira, MA Broker #9537412 — call (508) 671-7228 or send a message.