Run the numbers before you make the offer
Deal Math has free calculators for rentals, flips, BRRRR and wholesale deals, plus plain-English guides to buying tax-sale, foreclosure, probate and sheriff-sale property in Texas and Oklahoma.
Calculators
Cash flow and cap rate
Calculate monthly cash flow, cap rate, NOI, cash-on-cash return and DSCR for a rental property, with the formulas and a worked example.
CalculatorRental yield
Calculate gross and net rental yield from purchase price, rent and expenses, with the formulas, a worked example and how yield differs from cap rate.
CalculatorMortgage payment
Estimate a monthly mortgage payment including principal, interest, property tax, insurance, PMI and HOA, with the amortization formula and a worked example.
CalculatorFix and flip
Estimate fix-and-flip profit, cash needed and ROI from purchase price, rehab budget, holding costs, loan terms and ARV, with a worked example.
CalculatorBRRRR
Run a BRRRR deal (buy, rehab, rent, refinance, repeat): all-in cost, refinance loan, cash left in the deal, cash flow and cash-on-cash return.
Calculator70% rule
Find the maximum offer on a fix-and-flip using the 70% rule: ARV times 70% minus repairs. Adjust the percentage and see a worked example.
CalculatorWholesale fee
Estimate the maximum wholesale assignment fee: the end buyer's maximum price (ARV x rule % - repairs) minus your contract price, less your costs.
CalculatorTX and OK property tax
Estimate yearly property tax in Texas (rates per $100, $140,000 school homestead exemption) or Oklahoma (assessment ratio, $1,000 homestead exemption, millage).
Texas and Oklahoma investor guides
Compare the two states side by side on the comparison page, or open a guide:
Texas tax sales
Texas tax sales explained: who holds them, the first-Tuesday schedule, online auctions, minimum bids, struck-off resales and the 2-year or 180-day redemption period.
TexasTexas foreclosure process
The Texas nonjudicial foreclosure process for investors: the 20-day notice to cure on homesteads, 21-day notice of sale, first-Tuesday courthouse auctions and what buyers should check.
TexasTexas probate property
How inherited property is transferred in Texas and what that means for buyers: the 4-year will deadline, muniment of title, small estate affidavits and affidavits of heirship.
TexasTexas sheriff and constable sales
Texas sheriff and constable sales explained: what gets sold (execution and tax foreclosure sales), the first-Tuesday schedule, online auctions and a pre-bid checklist.
OklahomaOklahoma tax sales
Oklahoma tax sales explained for investors: land delinquent 3 or more years goes to the county treasurer's resale on the second Monday of June, in person or online.
OklahomaOklahoma foreclosure process
Oklahoma foreclosure for investors: judicial foreclosure and sheriff's sale, the Power of Sale Act's 35-day cure notice, the homestead election, appraisal and 30-day sale notice.
OklahomaOklahoma probate property
How inherited real estate is transferred in Oklahoma and what buyers should check: summary administration up to $200,000, the $50,000 small estate affidavit and who can sign the deed.
OklahomaOklahoma sheriff sales
Oklahoma sheriff sales explained: court-ordered sales after foreclosure, appraisal by three disinterested people, the two-thirds minimum bid, 30-day published notice and court confirmation.
County resources
Official offices and sale rules for the 20 largest Texas and Oklahoma counties, from Harris and Dallas to Oklahoma County and Tulsa.