Found A Deal? Analyze It In Under 60 Seconds.
The Creative Finance Deal Calculator is a free tool that tells you whether a seller finance, subject-to, or rent-to-own deal actually cash flows. Enter three numbers, purchase price, monthly payment, and market rent, and get an instant deal score, monthly spread, and cash-on-cash return. Then see how a rent-to-own exit can multiply the profit on the same deal.
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Enter your name, email, and phone and the Deal Analyzer is yours, free, on your phone or desktop, ready for your next seller call.
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How The Creative Finance Deal Calculator Works
Three numbers in, full deal analysis out. Built for the deals banks won't touch: seller financing, subject-to, wrap mortgages, and rent-to-own.
Enter 3 numbers
Purchase price, monthly payment (PITI), and market rent. The monthly spread and deal score appear instantly, no spreadsheet, no formulas.
See the full picture
Add your cash to close, back payments, closing costs, and repairs to unlock cash-on-cash return, 90-day reserves, and a break-even timeline.
Supercharge with rent-to-own
Enter a tenant buyer's option deposit and watch the same deal side by side: standard rental vs rent-to-own exit, move-in cash, and boosted return.
📊 Analyze the deal
- Purchase price & terms
- Monthly payment & PITI
- Cash flow vs. market rent
- Cash-on-cash return
- Deal score (0-100)
🚀 Supercharge the profit
- Rent-to-own deposit
- Boosted cash-on-cash return
- Upfront cash collected
- Side-by-side comparison
- Exit profit breakdown
| Rental Exit | + Rent-to-Own Exit | |
|---|---|---|
| Monthly Cash Flow | $387 | $387 |
| Upfront Cash | $0 | +$18,000 |
| Cash-on-Cash Return | 8% | 37% |
| Deal Score | 74/100 | 91/100 |
"I like it! I'm under contract for another seller finance deal in Knoxville today and used it. The side-by-side really makes the rent-to-own numbers obvious."
Haley McLaughlin, CFP Student, currently under contractWhat The Deal Analyzer Calculates
Every number an investor needs to say yes, renegotiate, or walk away.
Monthly cash flow & spread
Market rent minus PITI, with optional vacancy and maintenance adjustments so the number is real, not hopeful.
Cash-on-cash return
Annual cash flow against every dollar it takes to enter the deal, including reserves, closing costs, and repairs.
Built for terms deals
Seller finance, subject-to, wrap mortgages, and lease options. It also handles properties you already own.
Rent-to-own profit boost
See exactly how a tenant buyer's non-refundable option deposit changes your return and your cash at move-in.
Break-even timeline
How many months until the deal pays back your cost of entry, with and without the rent-to-own deposit.
Works on any call
No download, no login, runs on your phone. Run the numbers while you're still talking to the seller.
Deal Calculator FAQ
What is a creative finance deal calculator?
A creative finance deal calculator analyzes real estate deals bought without traditional bank financing, such as seller financing, subject-to, and lease option (rent-to-own) deals. It takes the purchase price, monthly payment, and market rent and returns the monthly cash flow, cash-on-cash return, and an overall deal score.
How do I analyze a subject-to deal?
Start with three numbers: the purchase price, the existing monthly payment you would take over (PITI: principal, interest, taxes, insurance), and the market rent. If rent minus payment leaves a healthy monthly spread, the deal cash flows. Then add your cash to close, back payments, closing costs, and repairs to see the true cash-on-cash return.
What is a good monthly spread on a rental deal?
A monthly spread of $300 or more between market rent and the total monthly payment is strong, $100 to $300 is tight, and below $100 the deal needs renegotiation. The spread should also survive realistic vacancy and maintenance adjustments.
What is cash-on-cash return in real estate?
Cash-on-cash return is your annual cash flow divided by the total cash you put into the deal. If a deal produces $4,800 a year in cash flow and took $40,000 to acquire, the cash-on-cash return is 12%. Creative finance deals often reach far higher returns because the cash to enter is smaller.
How does a rent-to-own deposit increase returns?
A rent-to-own (lease option) tenant buyer pays a non-refundable option deposit at move-in, typically 5 to 10 percent of the purchase price. That deposit recovers part or all of your cost of entry, which can turn a single-digit cash-on-cash return into a very large one, sometimes covering the entire cost of the deal on move-in day.
What numbers do I need to run a deal?
Only three to start: purchase price, monthly payment (PITI), and market rent. For a full analysis you can add down payment, back payments or liens, closing costs, renovation budget, first-year insurance, and a rent-to-own option deposit.
Is the Creative Finance Deal Calculator free?
Yes. The calculator is completely free. Enter your name, email, and phone number and access is sent to you instantly. There is no paid version.
Does it work for seller financing deals?
Yes. The calculator was built for terms deals: seller financing, subject-to existing financing, wrap mortgages, and lease options. It also compares a standard rental exit against a rent-to-own exit side by side on the same deal.
Get free instant access to the Deal Analyzer. Enter your info once and start running numbers in the next 60 seconds.
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