Doorcount 1-Page Deal Check: free small multifamily calculator

The property

Asking or offer priceWhat you'd pay for the building.

Number of unitsSeparate rentable apartments ("doors").

Average current rentPer unit, per month, what tenants pay today (not "market" rent).

$/mo

Other incomeWhole building, per month: laundry, parking, pet fees.

$/mo

Who pays utilities?Water, sewer, trash, gas, electric. Each one the owner pays comes straight out of profit.

How old is the building?Older buildings cost more to run. This sets your minimum expense ratio (below).

Fixed costs

Property taxesUse the seller's current bill, or estimate from the county tax rate times the price.

Current annual tax billFrom the county website or listing.

$/yr

County tax rateEffective rate as % of value. Ask the county assessor.

Assume taxes reset after I buy. Many counties re-value a property when it sells, so your bill can jump to price × rate. We use whichever is higher. InsuranceAnnual premium for the whole building. Get a real quote; it varies a lot by state.

$/yr

The loan & your cash

Down paymentShare of price you pay in cash. Small-building loans usually need 20–30%.

Interest rateAnnual rate your lender quotes.

Loan termYears to pay it off.

yrs

Repairs at purchase Optional. Cash for fixes right after closing.

Our cautious assumptions (edit any of them)

Vacancy & unpaid rentShare of rent you won't collect. We start at 7%.

Minimum expense ratioAll operating costs ÷ income. Set by building age; we never let costs fall below this.

Property management% of collected income. Budget it even if you self-manage.

Upkeep per unitRepairs, turnover, cleaning, admin, per year.

$/yr

Reserves per unitSavings for big-ticket items (roofs, boilers). $250–300 is typical.

$/yr

Closing costsLender, title, legal fees as % of price.

Target DSCRLender safety margin (see right). 1.25 is standard.

Target cash-on-cashYearly cash return you want on your money.

Your answer

Stress tests: what if things go wrong?

A deal that breaks under one of these needs a lower price or more cash. "Taxes reset" re-values taxes at price × county rate.

Where the money goes (per year)

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IMPORTANT DISCLAIMER: Doorcount underwriting is intentionally conservative and is provided for informational purposes only. It is not investment, legal, tax, or financial advice, and it is not a recommendation to buy, sell, bid on, or finance any property. Before making any decision, you must perform your own underwriting using multiple independent sources (including your own lender, inspector, appraiser, title company, attorney, and local market experts). Doorcount accepts no responsibility or liability for any action taken or decision made based on its underwriting or content. Doorcount is not responsible for the accuracy of this document as applied to your individual market. All figures are estimates.

This tool is educational. Results depend entirely on what you enter; nothing is sent anywhere unless you submit the email form.

The 1-Page Deal Check for small apartment buildings

The property

Fixed costs

The loan & your cash

Your answer

Stress tests: what if things go wrong?

Where the money goes (per year)

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