How much house will the bank give you?
Enter your numbers once. Vesta prices every loan program that exists in Virginia — including the hidden ones — and shows exactly how far your cash stretches.
Rates auto-price from your credit tier off the July 2026 national sheet (editable in ⚙ Settings). Income math uses a 45% DTI and counts 75% of expected rent — the same math an underwriter runs.
Where the numbers actually work
Every card is a real market priced with today's median value, median rent, county tax rate and your credit-tier mortgage rate — assuming a 20%-down rental with conservative expense loads. Straight talk: at 2026 rates a median house rarely cash-flows at asking price — the grades show relative strength. A-markets are where buying 10-15% under median, self-managing, or BRRRR-ing flips the number positive.
See the money on the map
Every bubble is a market — green means a median house cash-flows as a 20%-down rental at your rate. Tap a bubble for numbers and one-tap links into Zillow, Redfin & Realtor for that exact area.
Run any house in 20 seconds
Punch in a listing. Vesta auto-fills the county tax rate, insurance and your rate, then tells you the truth about it.
✨ AI Analyst
🏦 Who'll actually write this loan
Matched to your current deal & program. Rates shown are the market sheet ± each lender's typical positioning — estimates to aim your calls, not quotes. The broker row is how you shop 100+ banks with one application.
Saved deals
Nothing saved yet. Analyze a deal and hit 💾.
Recycle the same down payment forever
The Ben Mallah engine: buy distressed, force the value up, refinance your cash back out, keep the property and the tenant. Run the numbers before you believe anyone's pitch.
Rule of thumb: if purchase + rehab ≤ 75% of ARV, the refinance hands back ALL your cash — infinite return, and the same money buys the next one.
Watch tenants build your net worth
Buy a property every couple of years with the bank's money. Rents rise, loans shrink, values climb. This is the whole strategy on one chart.
Net worth from real estate (equity)
Monthly cash flow over time
What the pros charge $997 to tell you
Virginia law changes, loan-program loopholes, and leverage tactics — researched and current. Read this tab twice.
Virginia landlord law — current
Leverage & loophole tactics
Loan program cheat sheet
Pre-approval paperwork checklist
Sources: Virginia LIS (law.lis.virginia.gov), Virginia Housing, HUD/FHFA 2026 limits, Freddie Mac PMMS, Zillow Research, Prince William County Tax Administration. Figures verified 2026-07-05. This is research, not legal or lending advice — verify with your lender/attorney before acting.