Run the deal before you fall in love with it. Screen rental properties in 60 seconds with cash-flow math, AI reasoning, and a clear deal grade — so you know whether to pursue, renegotiate, or pass.
RealAIState gives investors and investor-friendly agents a fast first-pass deal screen. Instead of building a new spreadsheet for every property, you enter the address and your assumptions once — purchase price, down payment, estimated rent, rehab budget — and get back a complete deal snapshot in under a minute.
The analyzer is built for screening, not final underwriting. It helps you narrow a long list of properties into the few that deserve lender quotes, contractor walkthroughs, rent verification, and serious due diligence.
Every analysis produces the same set of metrics so you can compare deals apples-to-apples:
Rental income minus all operating expenses and debt service. Positive cash flow means the property pays for itself each month.
Net operating income divided by property value. A quick way to compare raw yield across different properties and markets.
Annual cash flow divided by total cash invested. Tells you what your down payment and closing costs actually earn each year.
Debt Service Coverage Ratio — net operating income divided by total debt payments. Above 1.25x is standard lender territory; below 1.0x means the property can't cover its own mortgage.
A letter grade based on cash flow, cap rate, DSCR, rent risk, and margin of safety. A+ means strong across the board. F means the numbers don't work at current assumptions.
Plain-language flags: rent estimate confidence, debt sensitivity, rehab uncertainty, market risk, and what to verify before making an offer.
Here's what a typical analysis looks like when you run the numbers:
| Input | Example |
|---|---|
| Property address | Any residential property |
| Purchase price | $275,000 |
| Down payment | 20% ($55,000) |
| Interest rate | 7.25% |
| Estimated rent | $2,050/month |
| Operating expenses | Taxes, insurance, 5% vacancy, 8% maintenance, 8% management |
What the AI reports back: If rent comps support $2,050 and repairs are limited, this could grade as a B-range deal — modest cash flow, acceptable cap rate, DSCR above 1.0x. The report would flag: verify rent with three active comps, get an insurance quote, confirm tax assessment, and walk the property before offering.
If the same property had $12,000 in deferred maintenance and market rent was closer to $1,800, the grade drops to C or D — the AI flags the rent risk and tells you to renegotiate or pass.
The BRRRR workflow (Buy, Rehab, Rent, Refinance, Repeat) is built into the analyzer. Enter the purchase price, rehab budget, after-repair value, and estimated post-rehab rent to see whether the deal works after the refinance.
Project the refinance numbers: does the property cash flow after you pull your money out? What does the cash-on-cash return look like with none of your own capital left in the deal?
Enter your rehab budget and the AI adjusts the ARV and rent assumptions. See how repair scope changes the deal grade before you commit to a contractor.
Compare the property as a long-term rental vs. a flip. The analyzer shows both angles so you can decide which strategy the numbers support.
| What you need | Spreadsheet | RealAIState |
|---|---|---|
| Set up the model | Build or find a template, check formulas | Enter the address — model is built in |
| Property data | Manually search Zillow, county records | Auto-lookup from address |
| Rent estimate | Check multiple sources manually | RentCast integration with AI adjustment |
| Calculate metrics | Enter formulas for cash flow, cap rate, CoC, DSCR | Auto-calculated on every run |
| Interpret results | You read the numbers and decide | AI explains what drives the grade and what to verify |
| Compare deals | Open multiple spreadsheet tabs | Run multiple properties — each gets a consistent grade |
| Share with partners | Export, email, explain | Share the deal snapshot or export as PDF |
Screen five properties in the time it takes to model one. Identify which deals deserve deeper analysis and which are a clear pass.
Give buyer clients a deal snapshot before showings. They arrive knowing the numbers — you spend less time explaining basic math.
Run properties through the analyzer before making offers. Share the deal grade and rent snapshot with your buyers list to move properties faster.
Estimate whether a property fits long-term rental goals before committing time to inspections, financing, and negotiation.
Share a quick deal screen with borrower prospects to show them which properties are worth a full loan application.
Learn which metrics matter by seeing them calculated automatically. The AI explanations help you understand what drives a good deal.
No. The grade is a screening signal based on the numbers you enter and standard rental math. It cannot account for neighborhood trajectory, off-market comps, contractor relationships, creative financing, or your personal investment goals. Use it to filter — not to decide alone.
The analyzer uses conservative defaults: 5% vacancy, 8% maintenance, 8% property management, plus the property taxes and insurance you enter. You can override any assumption with your own numbers if you know the local market better.
Yes. Each analysis is stored in your account. You can revisit past deals, compare grades across properties, and track which ones you pursued. Paid plans include unlimited deal storage.
The analyzer is built for 1–4 unit residential rental properties. It can provide useful first-look numbers for small multi-family (5+ units), but the assumptions use residential metrics. For large commercial or apartment deals, use the output as a starting point only.
The property report generator focuses on listing copy, marketing assets, and a broad property overview for agents. The deal analyzer is laser-focused on rental math, cash flow, DSCR, and investment screening for investors. Both start from one address — they just serve different use cases.
Enter any property address and your assumptions. Get cash flow, cap rate, DSCR, and a deal grade in about 60 seconds. First analysis free — no credit card.
No credit card required to analyze your first deal. Property data stays in your account only — never shared or sold. Payments processed securely through Stripe. If the tool isn't right for you, there's nothing to cancel.