Small multifamily deal calculator.
Enter the asking price, rents and realistic South Florida operating costs; get NOI, cap rate, debt service, cash flow, cash-on-cash, DSCR and break-even occupancy instantly. Defaults are a value-add Class C 6-unit in Broward County. Everything runs in your browser.
How to read the results
Net operating income (NOI)
Effective gross income minus all operating expenses, before debt. It's the number the whole asset is priced on. In South Florida the two lines that most often wreck a pro forma are taxes (they reset to roughly your purchase price times the local millage the January after you close — Broward runs about 1.8–2.1% all-in) and insurance (roof age, construction type, wind-mitigation features and flood zone can swing a quote by thousands per unit).
Cap rate
NOI divided by price. It lets you compare buildings regardless of financing. Fort Lauderdale metro averaged 5.64% in Q3 2026 across all asset classes; small, older Class B/C buildings commonly trade higher. If a listing's advertised cap rate uses the seller's old tax bill and no reserves, recalculate it.
Debt-service coverage ratio (DSCR)
NOI divided by annual loan payments. Commercial lenders on 5+ units generally want 1.20–1.30x. Under 1.0x the building doesn't pay its own mortgage. If the calculator flags DSCR, the fix is a lower price, more down, better rents or cheaper debt — not optimism.
Cash-on-cash return
Annual cash flow after debt divided by every dollar you put in (down payment, closing costs, renovation). On a value-add deal the year-one number is often thin; the stabilized year-two or year-three figure, after rents are raised, is what you're buying.
Break-even occupancy
The occupancy at which income exactly covers expenses and debt. Above 85% is tight for a 6-unit — one long vacancy puts you underwater for the year.
Gross rent multiplier and price per unit
Quick screening metrics. Price per unit tells you how a deal compares with the $267K metro average and with what new construction costs; GRM under about 10x in Broward usually deserves a second look.
Why the defaults look the way they do
A $1,000,000 six-unit at $1,950 average rents with 30% down and 6.75% debt pencils to roughly a 7.2% cap and a 1.3x DSCR. Most listed small buildings in Broward in 2026 do not look like this at asking price — they're closer to 5–6% caps and sub-1.1x coverage. The calculator's job is to show you that quickly so you can negotiate, pass, or find the value-add angle.
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