Deal analysis

Know your number before you make the offer

White Glove REI's deal analysis tools model the full cost of a project, hold every deal to your own offer ceiling, and put your exits side by side — so you decide with numbers instead of a gut feeling.

For investors evaluating acquisitions

You look at a lot of deals and only a few are worth an offer. The hard part is not the math — it is running the SAME math on every deal, fast enough to say no before you get attached, and completely enough that nothing bites you after closing. That is what this is built for.

You are not buying another calculator. You are replacing scattered spreadsheets and gut-feel offers with a repeatable way to screen every deal against your own standards — before you get emotionally attached to it.

What the software does

The full cost of the project, not just the purchase
Purchase price, rehab budget, acquisition and refinance closing costs, and holding cost — mortgage plus expenses across your months of renovation — all roll into one all-in number. The cost that kills deals is the one left off the spreadsheet, so nothing is left off.

Your own max-offer rule, enforced every time
Set your ceiling — 60% of ARV by default, or 65% / 70% / whatever your lender and your market support, per deal. Every analysis is measured against it the same way, and the page tells you the most you can pay for the property and still land inside it. You find out you're over your ceiling before you offer, not after.

ARV-driven loan math that back-solves itself
The acquisition loan is measured against ARV, not purchase price: loan amount = ARV × your % − rehab. Edit the loan and the percentage back-solves. Change the ARV and every downstream number moves with it, so the model stays internally consistent while you test scenarios.

Refinance and sell-or-rent, side by side
Model the BRRRR exit — cash-out at your refinance cap against ARV, minus loan and refi costs — next to a straight sale with agent fees, concessions and vacancy. Compare the two exits on the same deal instead of building a second spreadsheet to answer the question.

Stress-test the downside
Cash flow, cap rate and cash-on-cash return recalculate as you move the inputs, so you can see what a softer ARV, a longer hold, or an over-budget rehab does to the deal before you commit capital to it — not after the contractor calls.

Comparable analysis you can defend
A sales-comparison adjustment grid modelled on the URAR form — each comp adjusted dollar-by-dollar toward your subject and reconciled by similarity, with a 12-month sale window and Fannie's net/gross guidelines surfaced as warnings. It's called Comp Analysis, never an appraisal, and it's the ARV your whole deal rests on.

From a passing deal straight into the work
A deal that clears your standards moves into My Projects with its numbers and budget intact, then into My Portfolio when it reaches Rent or Refinance. The analysis you did to buy it becomes the baseline you manage it against — you never re-enter a property.

How it works

1. Enter the deal — Address, purchase price, rehab, and ARV — the loan amount back-solves from ARV, and Comp Analysis works out the ARV itself when you need it.
2. Set your ceiling — Choose your max-offer rule for this deal. The all-in cost and the most you can pay are scored against it on the spot.
3. Compare exits and decide — Put refinance-and-hold next to a sale, stress the downside, then push a deal that passes into My Projects — or move on to the next one.

When you’ll reach for it

The five-minute screen

Before you tour: rough purchase, rehab and ARV in, does it clear your ceiling? Kill the ones that don't and spend your time on the ones that might.

The full underwrite

Before you offer: real comps, real rehab line items, both exits modelled, downside stressed. Walk in knowing your number instead of hoping.

The exit decision

On a deal you already own: refinance and hold, or sell now? Run both on the same property and let the cash-out and the net proceeds make the case.

Common questions

What is real estate investment analysis software?
It's a tool that models a deal's full economics — purchase, rehab, closing and holding costs, financing, ARV, cash flow, and your exit — so you can screen and underwrite acquisitions consistently instead of rebuilding a spreadsheet for every property. White Glove REI's Deal Analyzer is built for buy-rehab-rent-refinance and flip investors specifically.

How does the software calculate my maximum offer?
It works backward from your own ceiling. Your max-offer rule defaults to 60% of ARV and is editable per deal; the tool subtracts your rehab, closing and holding costs from that ceiling to show the most you can pay for the property and still stay inside your rule. The 60% figure is a starting guideline you control, surfaced as a warning, never a hard block.

What's the difference between cap rate and cash-on-cash return?
Cap rate is net operating income divided by the property's value — a measure of the asset regardless of how you financed it. Cash-on-cash return is annual pre-tax cash flow divided by the actual cash you put in, so it reflects your financing and answers what your invested dollars are earning. The analyzer shows both as you change the inputs.

What is ARV, and how does the software use it?
ARV is the after-repair value — what the property is worth once the renovation is done. It drives the acquisition loan (measured as a percentage of ARV), the max-offer ceiling, and the refinance cash-out. You can enter an ARV directly or build it up in Comp Analysis from adjusted comparable sales.

Is this better than a spreadsheet?
A spreadsheet works until you have twenty of them, each slightly different, and no way to compare deals on the same basis. This runs the same model on every deal, keeps comps attached to the property, and carries a deal you buy straight into project and portfolio tracking — so the analysis doesn't die the moment you close.

Does this give me investment advice?
No. The Deal Analyzer and Comp Analysis are calculation tools that work entirely from the numbers you enter. White Glove REI is a software company and does not provide real estate brokerage or financial investment advisory services.

The Deal Analyzer and Comp Analysis are calculation tools that work from the figures you enter. They are not investment, tax, or legal advice. White Glove REI is a software-as-a-service company and does not provide real estate brokerage or financial investment advisory services.

Portfolio tracking · Renovation management · Asset management · DIY Investor — where the analyzer lives

White Glove REI Ltd. is a software company. We do not provide real estate brokerage or financial investment advisory services, and we are not a party to any transaction our members conduct. Members operate their own businesses, deals, and offerings under their own names and terms.

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