Most deal calculators tell you whether a property cash flows. That’s the easy part. The harder question is whether the deal is actually worth doing compared to every other deal you could chase with the same capital.
That’s the problem with “cash flows $200/month” as a metric. Two deals can both cash flow $200 and have completely different risk profiles, equity positions, and capital velocity scores. One deal traps $40,000 in equity you can’t touch for 5 years. The other recycles 95% of your capital through a refinance so you can close your next deal in 6 months. Same cashflow number. Completely different outcomes.
DoorVault built a free deal analyzer that runs any address through IDEAL Scoring v2.0, the same system DoorVault investors use to underwrite deals internally. No login required.
What IDEAL Scoring v2.0 Actually Measures
IDEAL Scoring is a 100-point scoring system with four weighted components:
Equity Created (40 points) measures how much equity you manufacture from day one. This is your spread between total cost (purchase + rehab) and ARV. A deal that costs $120,000 all-in against a $160,000 ARV creates 25% equity. That’s the number that determines whether a bank will refinance you out.
Capital Recycling (35 points) measures velocity. Not cash flow, velocity. How much of your capital can you pull back out through a refi? A deal where you recover 95% of your invested capital in 6 months is worth far more to a scaling investor than a deal where $35,000 stays locked in for years.
Cashflow Above Floor (15 points) measures the margin above the $150/month minimum. Note: $150/month is the floor, not the target. Points are scored on the spread above that number.
Rehab Simplicity (10 points) measures execution risk. A $15,000 cosmetic rehab is not the same risk as a $65,000 full gut. Simpler rehabs get you to rent faster, reduce carrying cost exposure, and are easier to scope accurately.
The system has hard gates. If equity is below 20%, cashflow is below $150/month, or rent is below $1,150, the deal fails regardless of the overall score. No exceptions.
Dual Rent Scenarios: Market Rent vs Section 8 FMR
The analyzer runs two scenarios side by side: market rent (from RentCast comparable data) and Section 8 FMR (HUD Fair Market Rent, bedroom-aware by zip code).
This matters because Section 8 FMR has been running significantly above market rent in many Birmingham submarkets in 2025 and 2026. A 3/1 that rents for $950 at market might hit $1,250 on a Section 8 voucher. That difference changes the cashflow score, the capital recycling math, and sometimes the overall verdict.
When you enter an address, the analyzer pulls the bedroom count from public records and looks up the HUD FMR for that specific zip code and bedroom count. You see both scenarios scored independently so you can make a real decision about your rental strategy before you’re under contract.
How the Free Analyzer Works
Enter the address. Google Places autocomplete handles the formatting. The analyzer then pulls property data from RentCast: beds, baths, square footage, year built, comparable rents. Fields auto-populate so you start with real data instead of guesses.
Enter your deal numbers. Asking price is required. Rehab estimate, ARV, and expected rent are optional. If you leave them blank, the analyzer uses the RentCast data and its own defaults. If you have specific numbers, enter them.
Analyze. The engine runs both scenarios, scores both, and returns:
- Verdict (IDEAL, PASS, NEAR MISS, or FAIL) with the reasoning
- Capital velocity rating (ROCKET, STEADY, or SLOW)
- Priority score breakdown showing where you’re winning and losing points
- Validation gates with pass/fail for each hard gate
- Full financial model (acquisition cost, equity created, NOI, refi analysis, capital exposure)
- LTV step-down path if the deal requires it to hit cashflow floor
- Plain-English recommendation explaining the verdict
Steadily insurance quote. The Steadily integration loads async after the score card appears. Real landlord insurance estimate for that specific address, which updates the insurance line in the financial model and recalculates the score.
What-If Sliders
The score card includes live sliders for purchase price, rehab cost, interest rate, and rent. Move a slider and the score updates with a 600ms debounce. No page reload, no waiting.
This is where the analyzer earns its keep for negotiation. You can see exactly how much price reduction you need to flip a NEAR MISS to a PASS. You can model the rate difference between a DSCR loan at 8% and a conventional at 6.75%. You can see what happens to the score if the contractor comes back $10,000 over estimate.
Underwriting Profiles
The analyzer supports four underwriting profiles: DoorVault Advanced (Eduardo’s actual criteria), Conservative, Balanced, and Aggressive.
The profile switcher changes the equity thresholds, cashflow floor, rehab caps, and max LTV used in the calculation. A deal that fails Eduardo’s criteria might be a PASS under the Balanced profile. A deal that barely passes Balanced might be IDEAL under Aggressive.
The default is DoorVault Advanced because that’s the calibration that has worked on actual deals closed in Birmingham over the past 2 years. Start there, then run Balanced or Aggressive if you want to see the ceiling.
Sharing and Exporting
Every analysis generates a shareable score card. Click “Get Share Link” to save the analysis and get a unique URL you can send to a partner, contractor, or lender. The share page shows the full analysis with the street address masked (city/state only) so you’re not broadcasting your deal publicly.
“Download PNG” captures the score card as a high-resolution image using html2canvas. Paste it directly into a BiggerPockets forum post, a JV conversation, or a lender packet.
Rate Limits and Free Accounts
The free analyzer allows 3 analyses per day, enforced by both browser cookie and IP address. After your third analysis, a prompt appears to create a free DoorVault account. DoorVault accounts get additional deal underwriting as part of the platform’s full suite, which includes portfolio tracking, document processing, PM oversight, loan management, and tax exports.
If you’re running more than 3 deals per day, you’re probably at the stage where you need the full platform anyway.
Try the Free Deal Analyzer
No login required. Enter any US address and run it through IDEAL Scoring v2.0 in under a minute. The analyzer pulls property data automatically, runs both market rent and Section 8 FMR scenarios, and returns a verdict, a capital velocity rating, and a full financial model.
If you want the full DoorVault platform that wraps around the analyzer, including portfolio tracking, Knox document AI, PM oversight, loan management, and tax exports, it starts free with no credit card required.
Run your next deal through it at https://doorvault.app