This subject-to deal analyzer compares existing loan carry, cash to seller at entry, and projected monthly cash flow before you acquire property subject to the existing mortgage — a common creative finance strategy when rates on the existing note beat today's market.
Subject-To deal analyzer
Compare existing loan carry, entry equity, and monthly cash flow on a subject-to acquisition.
Monthly cash flow
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Cash-on-cash
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Equity capture
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Verdict
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Get your subject-to proforma worksheet
Cash flow summary is free. Submit your email for a printable worksheet with 12-month carry projection.
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Subject-to cash flow formula
Monthly cash flow = Effective rent − existing PITI − extra taxes/insurance
Cash-on-cash = (Annual cash flow) ÷ cash to seller
When subject-to beats new financing
- Existing note rate is below market (e.g. 3.5% FHA vs 7.5% DSCR refi)
- Seller needs relief but loan is current — win-win on entry cash
- Property is stabilized with rent above PITI — immediate positive carry
- Exit plan is refi or sell before balloon or occupancy change triggers due-on-sale review
Worked example: Indianapolis SFR subject-to
| Line item | Amount |
|---|---|
| Existing balance | $178,000 |
| PITI payment | $1,285/mo |
| Cash to seller | $8,500 |
| Market rent | $1,650/mo |
| Vacancy + maint (10%) | −$165 |
| Monthly CF | ~$200 |
| Cash-on-cash | ~28% annual on entry |
Related tools and programs
- DSCR calculator — model refi exit off subject-to hold
- Fix and flip calculator
- Hard money lenders Indianapolis
- Embed this analyzer
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Subject-to transactions involve legal and due-on-sale considerations — consult a real estate attorney in your state. Calculator outputs are educational only.