Free Fourplex Calculator
Four units of cash flow. One free analyzer. Freddie calculates returns on any fourplex investment — the sweet spot of small multifamily investing.
Everything in This Free Tool
Real Deal. Real Numbers. Analyzed Free.
Dan White, 20-year fix-and-flip veteran in Northern Virginia, used FreeDealCalc to analyze a $130,000 wholetail opportunity in under 5 minutes. No spreadsheet. No paid software. Just Freddie.
"I've been flipping houses for 20 years and I built this tool because nothing free was actually good enough. Freddie does what I used to do with spreadsheets — but in seconds, for free, for every investor who needs it."
A buyer who purchases this property as a wholetail deal undertakes all renovation work at their own direction, cost, and risk. The seller makes no representations regarding property condition and all sales are as-is. Buyer is responsible for all due diligence, inspections, and compliance with local codes and regulations.
Frequently Asked Questions
Why is a fourplex considered the best first investment property?
A fourplex is the largest property still eligible for residential financing (FHA, conventional). You can buy with as little as 3.5% down (FHA) with owner occupancy, get below-market interest rates, and have four income streams. It's the maximum scale you can achieve with minimum capital.
How do you calculate returns on a fourplex?
Aggregate all four units' gross rent, subtract vacancy and operating expenses for NOI, divide NOI by purchase price for cap rate, subtract debt service for cash flow, then calculate cash-on-cash return. Freddie models all four units and aggregates automatically.
What financing options exist for fourplex investments?
FHA loans (3.5% down, must owner-occupy), conventional owner-occupied (5-10% down), conventional investment (20-25% down), portfolio loans, and commercial lending. The FHA fourplex house hack is one of the best wealth-building strategies in real estate — maximum leverage, residential rates.
What is a good cash flow for a fourplex?
Target $200-$400 per unit per month in cash flow after all expenses including management. On a four-unit that's $800-$1,600 monthly. In strong rent markets with good financing, fourplexes can generate $2,000+/month. The house hack scenario may show lower cash flow because you're living in one unit.
What is DSCR and why does it matter for fourplex financing?
Debt Service Coverage Ratio = NOI divided by annual debt service. Most lenders require 1.20-1.25x DSCR on investment fourplexes — meaning NOI must be 20-25% above your mortgage payment. Lenders use DSCR to verify the property income can support the loan without depending on your personal income.
Is a fourplex commercial or residential?
Residential — 1-4 unit properties are classified as residential for financing purposes. Five units and above shift to commercial lending with different rates, terms, and down payment requirements. This is why the fourplex is the ceiling of the residential financing ladder for investors.
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