Free Multifamily Calculator
Analyze 2–10 unit properties with AI. NOI, cap rate, DSCR, cash flow, and deal score — all in one free analysis.
Tell Freddie about your multifamily deal:
What you get — free
Per-Unit Analysis
Break down rent, vacancy, and expenses at the unit level for true operating clarity.
NOI & Cap Rate
Real NOI with all expenses included. Cap rate benchmarked against your market.
DSCR Calculator
Debt service coverage ratio calculated automatically — know before you talk to a lender.
Deal Score 0–100
Freddie grades your multifamily deal A–F so you know instantly if it pencils.
Disposition Package
Generate a pro-quality package to market your multifamily deal to cash buyers.
Free Forever
No credit card. No trial. Core analysis permanently free.
Single-family wholetail vs the 4-unit deal we passed on next door
When we closed on the hoarder house in Northern Virginia, there was a 4-unit property two doors down listed at $540K — roughly $7.5K/unit in monthly rents. The cap rate penciled to about 5.8%. Not bad. But we ran it through Freddie anyway. With the interest rate environment, DSCR was 1.08 — below what most lenders want. We'd have needed a bigger down payment or creative financing to make it work. The single-family wholetail at $210K closed in 30 days for $115K profit. The multifamily would have tied up $130K+ for years. We took the clean exit. Freddie made the comparison easy.
We sold the property as-is for $349K. The renovation pictured was completed by the buyer who purchased it from us. The $115,050 profit reflects our wholetail exit, not the renovation work.
Freddie scored the wholetail 100/100. The multifamily comparison reinforced the decision. Run both sides — then decide with data.
"Multifamily calculator lesson: more units doesn't automatically mean better returns. Run DSCR, cap rate, and cash-on-cash before you assume the apartment beats the single-family."
Multifamily Analysis FAQ
How do I analyze a multifamily property?
Key inputs include number of units, rent per unit, vacancy rate, operating expenses (taxes, insurance, management, maintenance), and purchase price. Freddie AI calculates NOI, cap rate, cash-on-cash return, and debt service coverage ratio automatically.
What is a good cap rate for multifamily?
Multifamily cap rates typically run 5–8% in suburban markets and 4–6% in high-cost metros like Northern Virginia. Small multifamily (2–4 units) often trades at rates similar to single-family in the same market.
What is DSCR for multifamily loans?
Debt Service Coverage Ratio (DSCR) is NOI divided by annual debt payments. Lenders typically require 1.20–1.25 DSCR, meaning the property generates 20–25% more income than its loan payments. Freddie calculates DSCR automatically.
Is multifamily better than single-family for investors?
Multifamily spreads vacancy risk across units, often generates higher NOI per dollar invested, and can be valued on income (not just comps). Single-family is simpler to manage and easier to finance. Both have merit — Freddie models both.
Can I wholesale a multifamily property?
Yes. Multifamily wholesale works similarly to single-family — find a motivated seller, get it under contract below market, assign to a cash buyer. The buyer pool is smaller, so marketing to multifamily-specific investors via Deal Blast is key.
What expenses should I include in multifamily analysis?
Include property taxes, insurance, property management (8–10%), maintenance and repairs (5–10% of gross rent), vacancy allowance (5–10%), capital expenditure reserves, and any utilities paid by the landlord.
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