Every major return driver is editable, visible, and tied directly to the model so users can understand the output instead of blindly accepting it.
Institutional-style underwriting
Dealarc models vacancy, operating expenses, CapEx reserves, loan fees, hold-period cash flows, disposition costs, and a terminal value driven by exit cap rate assumptions.
Built for real operator workflows
The app is designed for rental acquisitions, BRRRR projects, value-add deals, and flips where investors need a fast answer before moving into a full spreadsheet or memo.
Educational context included
The Learn section explains concepts like cap rate, DSCR, leverage, and sensitivity analysis in plain English so users can interpret results with more confidence.
Important: Dealarc is a decision-support tool, not financial advice. Results depend on user inputs, market conditions, financing terms, and exit assumptions, so buyers should always verify comps, expenses, and legal or tax considerations independently.
Structured facts available: Dealarc publishes machine-readable details for the app, its calculator pages, FAQs, and site hierarchy so search engines and AI systems can interpret the product more consistently.
How it works
Three steps to a clear answer
No finance degree required. No spreadsheets. No guessing.
Step 01
Enter the deal
Purchase price, rent, your loan terms. Plain English fields — takes about 90 seconds.
Step 02
See your return
Your IRR, annual yield, profit, and loan coverage — updated live as you type or drag.
Step 03
Stress test it
Run bear, base, and bull scenarios. See exactly how exposed you are if rents fall or rates rise.
Your next deal is waiting.
Open the current version instantly and start underwriting right away.
Everything you need to invest with confidence — no jargon, no gatekeeping.
Featured Guide
How to analyze any rental property in 10 minutes
A step-by-step walkthrough of the numbers that matter — from gross rent to levered IRR — using the Dealarc pricer as your guide.
Basics
What is Cap Rate?
The single most important number in real estate. What it means, how to calculate it, and when to use it.
5 min · Beginner
Analysis
IRR vs Cash-on-Cash
Two ways to measure return — and why each one tells you something different about a deal's quality.
8 min · Intermediate
Financing
How leverage changes everything
Borrowing money amplifies both returns and risk. Here's how to think about the right amount of debt.
7 min · Intermediate
Basics
DSCR explained
Debt Service Coverage Ratio is what your lender looks at first. Here's what it means and why 1.25× matters.
4 min · Beginner
Strategy
The 1% rule — useful or useless?
A classic shortcut for evaluating deals. When it works, when it breaks, and what to use instead.
6 min · Beginner
Analysis
Sensitivity analysis for beginners
How to stress-test a deal so you know exactly how much room you have before things go wrong.
10 min · Intermediate
Financing
What's actually in your closing costs
Lender fees, origination points, title insurance, escrow — broken down line by line so nothing surprises you at the table.
6 min · Beginner
Strategy
Value-add vs core: which is right?
Two very different investment philosophies. Understanding the risk/return tradeoff of each.
9 min · Intermediate
Glossary
Key terms, plain English
IRR
Your annualized return on total equity invested, accounting for the timing of every cash flow and the final sale proceeds.
Cap Rate
NOI ÷ price. A financing-free return metric — useful for comparing properties and negotiating price.
NOI
Gross rent minus operating expenses. Does not include mortgage payments. The starting point of every analysis.
Cash-on-Cash
Annual net cash flow ÷ equity invested. Your actual "yield" on the money you put in, after the mortgage.
DSCR
NOI ÷ annual debt service. Lenders require ≥1.25×. Below 1.0× means the property can't cover its own loan.
Equity Multiple
Total distributions + sale proceeds ÷ equity invested. A 2.0× means you doubled your money over the hold.
NPV
Net Present Value at your hurdle rate. Positive NPV means the deal beats your target. Negative means it doesn't.
Disposition Costs
Broker commissions and transfer taxes paid when you sell — typically 3–5% of the sale price. Often overlooked.
CapEx Reserves
Money set aside annually for major repairs: roof, HVAC, plumbing. Skipping this overstates your returns.
One version. Free.
Everything currently in Dealarc is available in a single free product.
Current version
Dealarc Free
$0
available now
A clean, premium real estate analysis tool with no gated tiers and no account required.
✓Unlimited deal pricer
✓Full DCF model with expense growth, loan fees, reserves, and disposition costs
✓Bear / base / bull scenarios
✓Sensitivity tables
✓Portfolio page
✓Learn page and glossary
✓Free, instant, no account required
Questions
Is everything really free?+
Yes. The current version of Dealarc is a single free product with no gated tiers and no account required.
What is included today?+
The deal pricer, full DCF model, scenarios, sensitivity tables, portfolio page, and learning content are all part of the current version.
Why only one version?+
Because this is the cleanest and most honest way to present what is actually built right now.
How does Dealarc calculate returns?+
Dealarc uses a hold-period cash flow model that accounts for rent, vacancy, expenses, debt service, fees, reserves, and sale proceeds to estimate cash-on-cash return, DSCR, NPV, and levered IRR.
Is this financial advice?+
No. Dealarc is an analytical tool. The numbers are only as good as your inputs, and decisions should still be verified independently.
Start with a deal you're looking at right now.
Free, instant, and fully available in the current version.