The Only Deal Analyzer Grading You With HACP-Signed Receipts
Enter any US address. Get a BUY/PASS/RENEGOTIATE verdict, Grade A-F, and a lender-ready packet — in under 8 seconds. Free for your first 3 runs.
Suggestions resolve through PropertyRadar + Google Places. Every auto-filled field is labeled with its source and can be overridden before the math runs.
HACP™ execution rail
Worked example · nothing mocked
Watch it say PASS
This is 1911 Ridgeley Dr. — a real deal out of the flip workbook this engine was modeled on, run through both strategies. The numbers below are computed in front of you by the same formulas the backend uses, not typed in by a copywriter.
PASS
1911 Ridgeley Dr., Los Angeles, CA 90016
Threshold applied: Everything below the Moderate floor
Income to cash-flow waterfall
Annual · deterministic- Gross annual rent$50,400
- Vacancy loss (8%)-$4,032
- Taxes + insurance-$13,650
- Management + maintenance-$7,157
- Net operating income$25,561
- Debt service (P&I)-$53,184
- Annual cash flow-$27,623
Cap Rate
2.84%
Cash-on-Cash
-10.96%
NOI (yr)
$25,561
DCR
0.48
GRM
17.86
IRR (5yr est.)
3.39%
1% Rule
FAIL
Cash flow (mo)
-$2,302
At $900,000 with $4,200 in market rent, this property does not carry itself. Net operating income lands at $25,561 against $53,184 of annual debt service, so the verdict is PASS — a 2.84% cap rate is below the 5.5% floor and cash-on-cash is negative.
The #1 risk is debt coverage: a DCR of 0.48 means the asset services less than half its mortgage from operations, and no DSCR lender will fund it at this basis. The #1 upside is basis: at a purchase price near $464,749 the same rent roll clears the Good Deal threshold, which makes this a price negotiation, not a bad building.
Consult a licensed broker before transacting.
The verdict engine
Four tiers. Published thresholds. No mood.
The verdict is a deterministic function of two numbers, and we print the function. If two operators enter identical assumptions they get an identical verdict — every time, on every device, forever.
BUY
Cap Rate > 7% AND Cash-on-Cash > 10%
Clears every institutional screen we route to. Cash flows from day one and survives a rate shock.
BUY (WITH CAVEATS)
Cap Rate > 5.5% AND Cash-on-Cash > 6%
Fundable and profitable, but the margin is thin enough that reserves and rent assumptions matter.
RENEGOTIATE
Cap Rate > 4% AND Cash-on-Cash > 3%
The building is fine; the price is not. We show the basis at which it becomes a BUY.
PASS
Anything below the Moderate floor
Walk. The engine tells you no before you spend money on inspection, escrow, or an appraisal.
What we compute
Eight metrics, one source of truth
Every figure comes out of the retained FastAPI engine — realestate.py, 1,332 lines of underwriting math that has never been reimplemented in the browser. Defaults are transparent: 25% down, 6.87% for 30 years, 3% closing, 8% vacancy, 10% management, 5% maintenance. Override any of them.
Median run time
6.4s
Cap Rate
NOI ÷ purchase price × 100
Cash-on-Cash
annual cash flow ÷ total cash in × 100
NOI
effective rent − taxes − insurance − mgmt − maintenance
DCR
NOI ÷ annual debt service
GRM
purchase price ÷ gross annual rent
IRR (5yr est.)
CAGR on equity + cash flow + principal paydown
1% Rule
monthly rent ≥ purchase price × 0.01
Cash Flow
NOI − annual mortgage (monthly + annual)
The moat
Signed, hashed, and impossible to quietly revise
Every verdict ships with a receipt you can hand to a lender
The analyzer hashes your exact input snapshot, signs the hash and the resulting verdict with an Ed25519 key, and writes the envelope to an append-only audit log. Nobody — not you, not us — can retroactively change what the engine said or what it was told.
- Ed25519 detached signature — Verifiable offline with our published public key.
- Input snapshot hash — Proves which assumptions produced the verdict.
- Engine revision pin — The exact backend build that ran the math.
- Append-only timestamped log — Supabase RLS, per-user isolation, no deletes.
{
"receipt_id": "hacp_rcpt_01J9Q7XM4T2C8W6RB0AZK3F5PN",
"protocol": "HACP/1.2",
"patent": "US 10,290,222",
"issued_at": "2026-08-13T22:41:07.412Z",
"actor": {
"user_id": "anon_preview_7f31c9e4",
"tier": "free_preview",
"runs_remaining": 2
},
"action": "realestate.deal_analyzer.rental_hold",
"engine": {
"endpoint": "POST /api/realestate/deal-analyzer",
"revision": "realestate.py@1332",
"narrative_model": "claude-sonnet-4-5"
},
"inputs_snapshot_hash": "sha256:9c1f4b2ad0e77a5c3f8b61d9e42a07cbb5f6d3129ae8047c1b2f5a6d8e93c740",
"outputs": {
"verdict": "PASS",
"grade": "F",
"cap_rate": 2.84,
"cash_on_cash": -10.96
},
"signature": {
"alg": "Ed25519",
"key_id": "cookincap-audit-2026-08",
"value": "MCowBQYDK2VwAyEA7pQ0nR2xLmT4vB9sYcHfJ1dK6WgZ8aE3uOiP5rXqN0s=9tFbCzYh4Kd1mQwLpAoR7eUvS2xNjG6HcT8ZiB3rXfM0"
},
"verify": "https://www.cookincap.com/verify/hacp_rcpt_01J9Q7XM4T2C8W6RB0AZK3F5PN"
}Three free runs. No card. Real engine.
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CookinCapital is not a licensed appraiser, lender, or investment adviser. Analyzer output is a deterministic calculation on the inputs and third-party data supplied to it, is not an appraisal, loan commitment, or investment advice, and does not guarantee any return. Consult a licensed broker before transacting.
Doc D captured before first analysis · Doc G before result reveal · Doc M attached to every displayed and exported analysis