How much can I pay in cash?
Because you are buying with cash, there is no loan payment and no lender DSCR test. Your offer is capped by the return you require and the cash flow you want the property to produce.
Your answer updates live as you type. Start with the rent — the rest has sensible defaults you can expand to fine-tune.
Property & income
1–4 unit residential income — duplex, triplex, fourplex all qualify for ordinary financing. 5+ is commercial multifamily (different rules).
Gross monthly rent. Tip: our Rent-Range Finder estimates this from real closed leases.
Share of rent lost to empty months between tenants.
Routine repairs and upkeep, as a share of rent.
Set-aside for big-ticket replacements (roof, AC, water heater). Your cash flow funds it even though NOI doesn't — set it to 0 to skip.
Management is the cost investors price in too late — then hand their profit to a manager for worry-free ops. Price it in up front.
SFRM's monthly fee on collected rent.
Leasing commission (1 month's rent) is spread over how long a tenant stays — longer tenancy, lower annual cost.
Includes SFRM's 1-month leasing commission per turnover. Owner FAQ → Owner Services → Management Pricing →
Florida resets your assessment to your purchase price — your bill won't match the seller's.
Landlord/dwelling policy — wind & flood drive Florida premiums.
Monthly association dues, if any.
Community Development District fee — a flat assessment, separate from your tax bill (don't double-count it).
Any utilities or common-area services you cover (more common in 2–4 unit buildings).
Any recurring expense not listed above — e.g. landscaping, which is effectively mandatory in an HOA (a shaggy yard earns violation letters, then fines).
How the money flows
From the rent down to your maximum cash offer. Tap any step to dig into it.
Your cash flow goal
Drag to set what you want this deal to put in your pocket each month. Your offer below responds live.
To pocket $100/mo, pay up to $228k in cash.
All-Cash Purchase
No mortgage. No lender test.
A 7.5% return caps your price at $228,305.
*A cash buyer's $0 breakeven is an absurd price (taxes alone eat the rent). Your 7.5% return floor caps it at a sane offer — so you pocket more than your goal.
The seesaw. The curve slopes downward — every extra dollar of monthly cash flow you demand lowers the most you can pay. Price and profit trade against each other, and as the buyer youset that trade — not the seller's list price.
Tax rules current as of 2025-09-01 (Martin County PA). Estimate only. Estimate only — not an appraisal, a tax opinion, or a loan commitment. SFRM Deal Analyzer v1.0.0.
Important disclosures
The Deal Analyzer provides a broker-reviewed investment estimate for informational purposes only. It is not an appraisal, a tax opinion, or a loan commitment, and is not a substitute for professional advice.
Florida property-tax, insurance, and lender figures are estimates that vary by district, property, and program — confirm them with the Martin County Property Appraiser, a licensed insurer, and your lender.