Frequently Asked Questions

How Smart RE Investors Stay Ahead of the Market

DealGeneraitor is your automated deal analysis expert, obsessed with delivering accurate property valuations and rehab estimates in real-time and scale. Make confident offers before your competition even runs their numbers.

What is DealGeneraitor?

DealGeneraitor is an AI-powered platform that helps real estate investors:

  • Find Deals - Automated market analysis and deal scoring
  • Submit Offers - Streamlined instant offer processing
  • Close Faster - Professional buyer agent support with updated video tours
  • Scale Up - Submit multiple offers with verified proof of funds
How does it work?

Our AI-powered platform streamlines every step:

  • Real-time analysis of market opportunities
  • Instant renovation cost and ARV assessments
  • Smart offer builder with built-in negotiation insights
  • Automated document handling and agent coordination

How is the ARV (After Repair Value) evaluated?

ARV is evaluated using:

  • Recent comparable sales in the area
  • Property condition assessments
  • Market trends and location factors
  • AI-powered predictive modeling
How accurate are the renovation cost estimates?

Renovation costs are estimated based on:

  • Local contractor rates
  • Property condition and size
  • Required improvements
  • Historical renovation data

While estimates are data-driven, we recommend verifying with local contractors for precise quotes.

What's the difference between fix & flip and rental analysis?

Our platform now offers both investment strategies:

  • Fix & Flip Analysis: Focuses on ARV, rehab costs, and profit potential from reselling the property after renovation
  • Rental Analysis: Evaluates monthly rental income potential, rental-specific rehab costs, and long-term ROI metrics

You can switch between both views in the results page to compare strategies for any property.

Pro Tip: Some properties may perform better as rentals than flips or vice versa. Always check both analyses to find the optimal strategy.
How do Deal Scores work?

Our Deal Scores system helps you quickly identify the best investment opportunities through four key dimensions:

Value Score

Indicates how good the deal is relative to the property's potential:

  • Based on ratio between (Listing Price + Rehab Cost) and ARV
  • Lower ratio = higher profit potential
  • Example: A property listed at $150K with $30K rehab and $250K ARV scores better than one with $200K ARV
Motivation Score

Shows seller motivation based on:

  • Days on Market (DOM)
  • Median DOM in the area
  • Price reduction history
  • Status changes

A strong Motivation Score (A or B) suggests the seller may be more open to negotiation.

Confidence Score

How confident is the analysis for this property, based on comp info and data quality.

Deal Score

The composite score that combines Value and Confidence:

  • Weighted combination of Value and Confidence factors
  • Lower score = better potential deal
  • Focus on properties with low Deal Score values and strong individual scores
Each score uses a letter grade system (A through E), where A is best and E is worst.

Smart Rehab Cost Estimates for Value-Driven Investors

Our SRCE (Smart Rehab Cost Estimates) are grounded in real, local data. We use up-to-date material prices from leading investor-focused home improvement suppliers, paired with average labor rates specific to the Pittsburgh area—validated by top-tier investment contractors. Our on-the-ground team continuously monitors pricing trends and project benchmarks, ensuring our estimates reflect current market conditions and real-world renovation practices.

Baseline Renovation Cost Guide for Investors – Pittsburgh
Item Unit Approx. Cost Notes / Source
Flooring Vinyl plank $2–$3 /sq ft Retail, material only
Vinyl tile $1–$5 /sq ft Retail, material only
Kitchen Small to mid-size kitchen $4,500–$14,000 Typical remodel range
Bathroom includes fixtures, flooring, labor $5,000–$15,000 Typical remodel range
Paint Interior (Gallon) $10–$13/gal Based on average Home Depot paint pricing
Exterior (5 gal bucket) $40–$60 Retail price range
Lights Fixtures $25–$80 each; recessed cans $10–$30 each Estimated based on Home Depot listings
Roof Installed cost $3.50–$5.50 /sq ft Market average for asphalt shingle installed roof
HVAC Full system $9,000–$16,000 total Average replacement range
Service $200 Standard service call
Appliances Refrigerator $1,000–$1,300 Typical Side by side refrigerator
Microwave $150–$350 Standard over‑range models
Washer / Dryer $700–$1,000 each Depends on capacity & features
Dishwasher $500–$800 Low to Mid-range standard built‑in models
Range $1,000 Freestanding gas range
Garage Door Door only $650 Steel panel door Home Depot listing estimate
Baseboards Material $0.50–$2/linear ft MDF or pine board pricing
Gutters Installed $1.50–$3/ft Aluminum, installed
Drywall Sheet $12–$15 per 4×8 sheet material Retail price
Installed $2–$3/sq ft Hanging, taping, finishing
Interior Door Pre-hung $90–$150 each Standard hollow-core types
Exterior Door Insulated steel $300–$600 (installed) Typical 6‑panel steel or fiberglass entry doors
Windows Double-hung vinyl $300–$500 each Standard Energy Star rated models
Masonry Brick $10–$30/sq ft; $4–$10/ft Repair & repointing labor/materials
Siding Vinyl siding $3.50–$7.00 /sq ft installed Installed cost range
*Local tax (7%) not included.
Investor Tip

Reduce your rehab expenses by sourcing discounted materials. Look for leftover inventory, closeouts, and clearance deals at big-box stores, local supply warehouses, and online auctions. These smart finds can significantly lower your material costs without compromising on quality.

NEW Feature: Comprehensive Rental Analysis

Our platform now offers detailed rental property analysis to help investors evaluate long-term rental opportunities alongside fix & flip potential.

How are monthly rental estimates calculated?

Our rental estimates are derived from:

  • Current rental listings in the area
  • Historical rental data specific to the neighborhood
  • Property characteristics (bedrooms, bathrooms, square footage etc.)
  • Property condition and features
  • Seasonal market adjustments

Rental estimates are provided for the property in its rental-ready renovated condition.

What's included in the rental renovation cost?

Rental renovation costs are specifically tailored for rental properties:

  • More cost-effective materials suitable for rental properties
  • Focus on durability rather than high-end finishes
  • Improvements that maximize rental appeal while controlling costs
  • Required repairs to meet rental code compliance

This differs from fix & flip renovation costs, which often include more premium finishes to maximize resale value.

How does Deal Score work for rental properties?

Deal Score for rental properties is specifically designed to evaluate rental investment potential:

  • Calculated using rent yield, cash flow potential, and rental market strength
  • Considers rental-specific metrics like rent-to-price ratio
  • Includes rental vacancy rates in the area
  • Evaluates long-term appreciation potential

Like the Deal Score for fix & flip properties, rental Deal Score uses a 1-5 scale where 1 is exceptional and 5 is weak.

Can I view both rental and fix & flip analyses for the same property?

Yes! Our platform allows you to easily toggle between:

  • Fix & Flip analysis - Focused on ARV and short-term profit
  • Rental analysis - Focused on rental income and long-term returns

This dual analysis helps you determine the best strategy for each property or even consider a hybrid approach like BRRRR (Buy, Renovate, Rent, Refinance, Repeat).

Use the strategy toggle in the results view to switch between fix & flip and rental analysis modes.
How is the Maximum Allowable Offer (MAO) calculated for rentals?

MAO (Rental): Maximum Allowable Offer: The highest price you should pay to achieve your target cap rate. The calculation includes rehab costs, buying costs, and your configured expense ratio (covering taxes, insurance, maintenance, vacancy, etc.).

Our MAO model helps investors confidently buy rentals that hit their return targets and avoid overpaying. It takes into account:

  • Expected Monthly Rent: Based on our rental estimate
  • Rental Operating Expense Ratio: Configurable in your co-pilot settings (defaults to 30%), covering taxes, insurance, vacancy, management, and maintenance
  • Target Cap Rate: Defaults to 7%, but can be customized in your co-pilot settings
  • Rehab Costs: Rehab estimates tailored to the property condition to reach rental-ready condition
  • Buying Costs: Acquisition costs including all closing costs
Do mortgage assumptions factor in?

Yes — while MAO is cap-rate based, we use mortgage assumptions to evaluate how financing impacts each deal:

  • LTV: 65%
  • Interest Rate: 7.0%
  • Loan Term: 30 years

These are used to calculate monthly mortgage payments and assess the deal's actual financing performance.

How is the Maximum Allowable Offer (MAO) calculated for fix & flip?

MAO (Fix & Flip): Maximum Allowable Offer: The highest price you should pay to achieve your profit goal. The calculation includes rehab costs, buying costs, holding costs, and selling costs.

Our MAO model for fix & flip helps investors achieve their target profit margins while accounting for all project costs:

  • After Repair Value (ARV): Based on our comprehensive comparables analysis
  • Rehab Costs: Detailed renovation estimates based on property condition to reach the ARV
  • Buying Costs: Acquisition costs including all closing costs
  • Holding Costs: Financing costs during renovation period
  • Selling Costs: Agent commissions, closing costs, and transaction fees
  • Target Profit: Your desired profit margin

Understanding Our Deal Scoring System

Our Deal Scores system evaluates properties across key dimensions: Value, Confidence, and Deal Score. Each dimension provides unique insights into the deal's quality and potential.

Deal Score (1-5)
1
2
3
4
5
Exceptional
Strong
Moderate
Below Average
Weak
Score Scale (A-E)
A
B
C
D
E

A = Best, E = Worst

Value Score
A

Indicates how good the deal is relative to the property's potential:

  • Primary Metric: Ratio between (Listing Price + Rehab Cost) and ARV
  • Example: A property listed at $150K with $30K rehab and $250K ARV has a better scoring than one with $200K ARV
Motivation Score
B

Shows seller motivation based on:

  • Days on Market (DOM)
  • Price reduction history
  • Status changes
Confidence Score
C

How confident is the analysis for this property, based on comp info and data quality.

Higher confidence scores (A or B) indicate high confidence in the analysis results.

Each score uses a letter grade system (A through E), where A is best and E is worst. The Deal Score combines Value and Confidence into a single number from 1 (best) to 5 (worst).

Understanding Our Rental Scoring System

Our Rental Scoring system helps you evaluate rental properties with the same precision as our fix & flip analysis. Below is an explanation of each score component.

Deal Score (1-5)
1
2
3
4
5
Exceptional
Strong
Moderate
Below Average
Weak

This is the overall rental deal score, with 1 being the best. It's not a simple average of the other grades, but rather a holistic ranking that considers how all scores interact, along with additional proprietary logic (e.g. specific market trends, anomalies, etc.).

This score is designed to prioritize the most promising rental deals for your investment strategy.

Rent Value (A-E)
A

This score reflects the financial potential of the rental deal based on:

  • The listing price of the property
  • Our estimated rehab cost (rental)
  • The projected monthly rent

A higher grade (closer to A) means the property appears to offer strong cash flow potential relative to its total investment cost. A lower grade (closer to E) may mean the property is overpriced or won't generate enough rent to justify the expense.

Motivation (A-E)
B

This grade measures how likely it is that the seller is eager to make a deal. We look at signals such as:

  • Days on Market (DOM)
  • Price reductions
  • Listing status changes (e.g. contingent → for sale)

A property with an A rating is showing high seller motivation, which could give you room to negotiate or move quickly. An E might suggest the seller isn't in a rush or isn't flexible.

Rent Confidence (A-E)
C

How confident is the analysis for this property, based on comp info and data quality.

This score represents the certainty of our rental analysis. Higher confidence scores (A or B) indicate high confidence in our analysis.

An A means we're highly confident in the numbers. An E indicates limited or inconsistent data—proceed with caution.

The rental scoring system uses the same A-E grading scale as our fix & flip analysis, where A is best and E is worst. The Deal Score combines these scores into a single number from 1 (best) to 5 (worst).

How does the offer process work?

Our streamlined offer process follows these steps:

  1. Initial Terms Review
    • Select a property and review our AI-powered analysis
    • Use our offer builder to create your initial terms
    • Upload proof of funds for verification
    • Submit initial terms for listing agent review
  2. Buyer Agent Services
    • If terms are acceptable, our local buyer agent takes over
    • Handles all negotiations, documentation, and closing details
    • Coordinates property viewings and inspections
    • Payment is made directly to the professional buyer agent
Need to see the property before submitting terms? Order a professional video tour ($99) to get up-to-date footage of the property.
Our two-step approach (initial terms → agent services) saves everyone's time by ensuring basic terms are workable before proceeding.
What are offer limits?

Offer limits are based on:

  • Your verified proof of funds
  • Account type (Starter vs Pro)
  • Active offers in progress

Understanding Your Property's Neighborhood Rating

When analyzing investment properties, the neighborhood quality is just as important as the property itself. Our platform automatically evaluates every neighborhood using official U.S. Census data and assigns a letter grade from A+ (best) to D- (challenged).

What is Neighborhood Classification?

This classification helps you quickly understand:

  • Where your property is located on the quality spectrum
  • What type of tenants or buyers to expect in that area
  • Risk level associated with the location
  • Investment strategy that works best for that neighborhood
The Classification Scale

We use a 12-point grading system similar to how schools grade, but applied to neighborhoods:

Grade Quality Level Description Investment Potential
A+ Premium Top 10% of neighborhoods Highest property values, appreciation potential
A Excellent Top 20% of neighborhoods Strong buyer demand, stable growth
A- Very Good Top 30% of neighborhoods Desirable, competitive market
B+ Above Average Upper-middle tier Good rental demand, solid appreciation
B Good Middle tier Reliable cash flow, moderate appreciation
B- Average Middle tier Steady market, affordable entry
C+ Below Average Working class, stable Value-add opportunities, higher yields
C Working Class Moderate turnover Cash flow focused, manage turnover
C- Challenged Higher turnover High cash-on-cash, active management needed
D+ Distressed Improvement potential Speculative, turnaround plays
D Distressed High vacancy/poverty High risk, requires expertise
D- Severely Distressed Highest risk Avoid unless highly experienced
The 5 Key Factors We Measure

Our classification analyzes 5 critical neighborhood metrics from the U.S. Census Bureau:

1. Median Household Income (35% weight)

What it measures: Average income of households in the area

Why it matters:

  • Higher income = Higher property values and appreciation
  • Indicates ability of residents to pay rent or purchase
  • Strong predictor of neighborhood stability
Example:
• A+ neighborhood: $120,000+ median income
• B neighborhood: $60,000-$80,000 median income
• D neighborhood: Under $30,000 median income
2. Education Level (30% weight)

What it measures: Percentage of residents with Bachelor's degree or higher

Why it matters:

  • Highly educated areas have better schools and amenities
  • Educated residents value property maintenance
  • Strong correlation with neighborhood appreciation
  • Lower crime rates in educated communities
Example:
• A+ neighborhood: 60%+ have college degrees
• B neighborhood: 30-40% have college degrees
• D neighborhood: Under 15% have college degrees
3. Vacancy Rate (15% weight)

What it measures: Percentage of homes sitting vacant

Why it matters:

  • Low vacancy = High demand, easy to rent/sell
  • High vacancy = Economic distress, harder to find tenants
  • Indicates neighborhood health and momentum
Example:
• A+ neighborhood: 3-5% vacancy (healthy turnover)
• B neighborhood: 6-10% vacancy (normal)
• D neighborhood: 15%+ vacancy (struggling market)
4. Poverty Rate (10% weight)

What it measures: Percentage of residents living below poverty line

Why it matters:

  • Low poverty = Economic stability and security
  • High poverty = Higher crime risk, collection challenges
  • Affects tenant quality and payment reliability
Example:
• A+ neighborhood: Under 5% poverty rate
• B neighborhood: 8-15% poverty rate
• D neighborhood: Over 25% poverty rate
5. Renter Percentage (10% weight)

What it measures: Percentage of occupied homes that are rentals

Why it matters:

  • For rental investors: High renter % = more rental demand
  • For flippers: Lower renter % = more owner-occupied buyers
  • Owner-occupied neighborhoods tend to be more stable
Example:
• High renter area: 60%+ are renters (good for landlords)
• Balanced area: 40-50% are renters
• Owner-dominated: Under 30% are renters (good for flips)
How to Use This Information
For Buy-and-Hold Rental Investors

Target: B+ to C+ neighborhoods

  • Best balance of cash flow and stability
  • Affordable purchase prices
  • Strong rental demand
  • Manageable tenant issues
Example Strategy:
• B neighborhood: $150K house, $1,500/month rent, quality long-term tenants
• C+ neighborhood: $100K house, $1,200/month rent, higher turnover but strong cash-on-cash returns
For Fix-and-Flip Investors

Target: A- to B neighborhoods

  • Strong buyer demand for renovated homes
  • Higher ARV (After Repair Value) potential
  • Buyers have financing approved easily
  • Faster sales with less negotiation
Example Strategy:
• A- neighborhood: Buy at $250K, renovate $50K, sell at $350K
• B neighborhood: Buy at $150K, renovate $40K, sell at $230K
For Appreciation/Long-Term Hold

Target: A+, A, A- neighborhoods

  • Highest appreciation potential over time
  • Most stable during economic downturns
  • Attracts best tenants if renting
  • Easier refinancing and future exit
Example Strategy:
Buy in A- neighborhood, hold 10+ years
Lower cash flow now, significant equity gain later
Real-World Examples (Pittsburgh, PA)
Shadyside - Classification: A-
  • Median Income: $82,000
  • Education: 68% college graduates
  • Vacancy: 5.2%
  • Poverty: 8.1%

Investment Insight:

✅ Excellent for flips - strong buyer demand

✅ Premium rentals - can charge $1,800-2,500/month

⚠️ High purchase prices - lower cash-on-cash returns

⚠️ Competitive - multiple offers common

Penn Hills - Classification: C+
  • Median Income: $48,000
  • Education: 22% college graduates
  • Vacancy: 8.9%
  • Poverty: 14.2%

Investment Insight:

✅ Great cash flow - 12-15% cash-on-cash returns possible

✅ Affordable entry - houses $80K-$120K

⚠️ More management intensive - tenant screening critical

⚠️ Lower appreciation - focus on cash flow not equity

Homewood - Classification: D
  • Median Income: $28,000
  • Education: 11% college graduates
  • Vacancy: 18.3%
  • Poverty: 42.5%

Investment Insight:

⚠️ Very high risk - only for experienced investors

⚠️ Collection challenges - expect payment issues

⚠️ High turnover - properties may sit vacant

⚠️ Safety concerns - affects property management

🔍 Potential for turnaround plays if area is improving

Common Questions

Q: Can a neighborhood's grade change?

A: Yes! Our system updates with new Census data annually. Neighborhoods can improve (gentrification) or decline (economic distress). We automatically recalculate grades as new data becomes available.

Q: Should I avoid all D-rated neighborhoods?

A: Not necessarily, but proceed with extreme caution:

  • If you're experienced and have strong property management, D neighborhoods can offer 15-20%+ cash-on-cash returns
  • If you're new to real estate investing, stick to B and C neighborhoods until you gain experience
  • D neighborhoods require active management, strong tenant screening, and higher cash reserves

Q: Is A+ always better than B?

A: It depends on your strategy:

  • For appreciation: Yes, A+ is better
  • For cash flow: No! B and C neighborhoods often have better cash-on-cash returns because purchase prices are lower relative to rents
  • For beginners: B neighborhoods offer the best balance of stability and returns

Q: How accurate is this classification?

Very accurate because it's based on:

  • ✅ Official U.S. Census data - not opinions or estimates
  • ✅ Comprehensive metrics - 5 different factors, not just income
  • ✅ Percentile-based - compares each neighborhood to all others in the county
  • ✅ Objective algorithm - no human bias

However, remember:

  • Individual streets within a neighborhood can vary
  • Recent changes may not yet appear in Census data
  • Always drive the neighborhood yourself before investing

Q: Can I filter properties by neighborhood grade in the platform?

A: Yes! Use our filters to:

  • Show only A and B properties for flipping
  • Show only B and C properties for cash flow
  • Exclude D properties if you want lower risk
  • Sort by neighborhood grade to see the best locations first
Pro Tips for Using Neighborhood Data
  1. Match Strategy to Neighborhood: Don't try to flip in D neighborhoods or buy-and-hold in A+ neighborhoods (unless you're targeting luxury rentals)
  2. Understand the Borders: Census tracts have boundaries. A property 2 blocks away might be in a different grade neighborhood. Always check the specific address.
  3. Look for B-/C+ Transitions: These "border" neighborhoods often offer the best risk/reward ratio. You get C+ prices with potential for B- appreciation.
  4. Consider Multiple Properties: Having 5 properties in B neighborhoods is often safer than 1 property in an A+ neighborhood (diversification).
  5. Watch for Trends: If a C neighborhood was a C+ two years ago, that's a red flag. If it was D+ two years ago, that's a positive trend.
Quick Reference Guide
Your Goal Target Grades Priority Metric Expected Cash-on-Cash Risk Level
Appreciation A+, A, A- Income, Education 4-8% Low
Flip Houses A-, B+, B Income, Education N/A (profit on sale) Low-Medium
Balanced B, B-, C+ All metrics equal 8-12% Medium
Cash Flow C+, C, C- Vacancy, Renter % 12-18% Medium-High
High Risk/Reward D+, D Poverty (low), Vacancy 18-25%+ High
Data Source & Updates

Data Source: U.S. Census Bureau American Community Survey (ACS) 5-Year Estimates

Update Frequency: Annually (typically released in December for the prior year)

Coverage: All census tracts in Allegheny County, Pennsylvania

Transparency: You can verify any metric yourself at data.census.gov

Remember: Neighborhood classification is a powerful tool, but it's just one piece of your investment analysis. Always combine it with property condition, deal numbers, and your personal investment strategy for the best results.

What are the offer limits?

Currently, all users can have up to 5 active offers at any time. An offer becomes inactive when it's closed, cancelled, or rejected—freeing up a slot for a new offer.

Pro accounts with higher limits and additional features are coming soon.

Partner with DealGeneraitor

Join our platform to connect with pre-qualified real estate investors looking for their next deal. We make it easy to grow your business with qualified leads.

How do I get started?

Signing up takes less than a minute:

  1. Click "For Agents" on our homepage or visit the Agent Sign Up page
  2. Create your account with Google or email
  3. Complete your agent profile
  4. Start inviting your clients and connecting with new investors
What information do I need to provide?

To create your agent profile, you'll provide:

  • Your name and contact information
  • Brokerage affiliation (optional)
  • License number (optional but recommended)
  • Areas of specialization
  • Brief bio to introduce yourself to investors
How does the process work?

We've designed a streamlined workflow that benefits both you and investors:

Streamlined Offer Process = Win-Win
  • What we handle: Property analysis, ballpark pricing, and initial term negotiations to reach preliminary agreement
  • What you handle: Guide the investor through closing, handle final negotiations, and provide the expert support investors need throughout the process
  • The result: You receive qualified leads with agreed initial terms, ready for you to take across the finish line

This means you spend less time on initial analysis and more time doing what you do best—building relationships and closing deals.

What are the benefits of joining?
  • Pre-qualified investors: Work with serious buyers who have verified proof of funds
  • AI-powered leads: Connect with investors actively analyzing properties in your area
  • Warm handoffs: Receive deals with preliminary terms already agreed—no cold starts
  • Professional-grade offers: Investors submit well-researched offers with accurate ARV and rehab estimates
  • Your expertise matters: Investors need your guidance and support throughout the closing process—that's where your value shines
  • Grow your network: Build lasting relationships with active investors who return for future deals
How do I invite my clients?

Once registered as an agent, you can:

  • Send personalized invitation links to your clients
  • Track which clients signed up through your invitations
  • Manage all your client relationships from your Agent Portal

Any investor who signs up through your invitation link is automatically linked to you—and this is key to understanding our pricing model.

How does the pricing work?

Our pricing is simple, transparent, and designed to align our success with yours:

Your Clients = No Fees

When you invite your own clients and network to DealGeneraitor, all deals closed with them are completely free.

  • No platform fees
  • No commissions to us
  • No hidden costs
  • You keep 100% of your earned commission
Platform Investors = Success Fee

When you close a deal with an investor who found you through DealGeneraitor (not from your invite), we charge a small success fee.

  • Fee is charged only after the deal closes
  • You pay nothing upfront
  • We only succeed when you succeed
  • These are new clients you wouldn't have had otherwise
Bottom line: Invite your existing clients and network to use DealGeneraitor—all deals with them are free. New investors from our platform help you grow your business, with a small fee only on closed deals.

How can I get help?

Support options include:

  • Email support at support@invest-mtre.com
  • In-app messaging system
  • FAQ documentation
  • Priority support for Pro users
What are your business hours?

Our team is available 24/7 to assist you:

  • 24/7 automated analysis and offer submissions
  • 24/7 support team for offer-related inquiries
  • Buyer agents available for showings and negotiations during standard business hours