RoomSpread — room-rental deal underwriter

Deal underwriter

Room-rental underwriting

Built around by-the-room economics, not an apartment calculator with the labels changed. Everything runs in your browser; nothing is uploaded.

Property

Address or ZIP (optional — pulls market rates)

Acquisition

Purchase price

Bedrooms today

Bathrooms today

Down payment %

Closing costs

Rehab / conversion

Furnishing per room

Interest rate %

Term (years)

Rooms & rents

Private rooms w/ SHARED bath, after conversion

Rent per private room, shared bath / week

Private rooms w/ PRIVATE bath, after conversion

Rent per private room / week

Vacancy & collection loss %

What it would rent for as a normal rental / mo (optional)

Operating expenses

Property tax / yr

Insurance / yr

Utilities / mo

Internet / mo

Detailed costs & reserves — cleaning, lawn, repairs, capex, management, turnover, HOA

Sensible defaults are already in and the results are computed either way. Open this only if you know your own numbers.

Cleaning / mo

Lawn & pest / mo

Repairs % of EGI (effective gross income — rent after vacancy)

CapEx % of EGI

Management % of EGI

Turnover cost per room / yr

HOA / mo

Other / mo

Results

Cash-on-cash

—

Monthly cash flow

—

after debt service

NOI / yr

—

Cap rate

—

on all-in basis

DSCR

—

Break-even occupancy

—

These are estimates. Room rates come from a pricing model, not from verified booked leases, and occupancy is your assumption rather than a measured figure. Check the zoning page before you assume a room count is legal — the number of rooms you can rent is a legal question in most cities, not a construction one.