Use our Rental Property Calculator to quickly estimate cash flow, net operating income (NOI), cap rate, DSCR, and cash-on-cash return before you make an offer. Enter your purchase price, down payment, loan details, rent, and expenses to see clear projections in seconds.
Why use a Rental Property Calculator?
Real estate investing rewards preparation. The Rental Property Calculator turns a pile of numbers into practical insights you can act on. Whether you are house hacking, buying your first single-family, or scaling a portfolio of small multifamily units, a fast, consistent way to evaluate deals helps you avoid costly mistakes and move on the right opportunities with confidence.
- Compare properties side by side using the same assumptions.
- See the impact of interest rates, down payment, and loan terms on monthly cash flow.
- Spot risk factors early by monitoring vacancy, expenses, and DSCR.
- Back into target numbers to hit your desired cash-on-cash return.
What the calculator measures
Cash Flow (Monthly and Annual)
Cash flow is the money left after rent and other income minus all operating expenses and mortgage payments. Positive cash flow supports your reserves, cushions vacancies, and funds growth.
Net Operating Income (NOI)
NOI equals effective gross income minus operating expenses, excluding mortgage payments and income taxes. It is the backbone for valuation metrics such as cap rate and DSCR.
Cap Rate
Cap rate measures property-level yield independent of financing. It is calculated as NOI divided by purchase price. Compare cap rates across markets, but remember that condition, growth prospects, and risk vary by submarket.
Cash-on-Cash Return
Cash-on-cash compares your annual pre-tax cash flow to the cash you invested (down payment, closing costs, and initial repairs). It helps you gauge the efficiency of your capital compared to other opportunities.
Debt Service Coverage Ratio (DSCR)
DSCR is NOI divided by annual debt service. Lenders often look for a DSCR of 1.20 or higher; the higher the number, the more cushion you have to cover loan payments.
How to get accurate results
- Be realistic about rent: Use rent comps and consider seasonality and tenant profiles.
- Budget for vacancy: Even strong markets see turnover. A conservative 5% is common.
- Include all expenses: Don’t forget property taxes, insurance, HOA, utilities you pay, maintenance, management, and a buffer for miscellaneous costs.
- Stress test financing: Try higher interest rates or shorter terms to see worst-case cash flow.
- Plan reserves: Keep several months of expenses and debt service in cash.
Pro tips for investors
- Self-managing? Still include a management fee in your analysis to reflect the property’s true performance and your time value.
- CapEx vs. Maintenance: This calculator lets you model maintenance as a percentage of rent. For older properties, consider a higher percentage or add a monthly “Other” line for capital reserves.
- Refinance potential: If the DSCR is strong and cap rate improves with renovations, you may be able to refinance and recycle capital later.
- Offer strategy: Use the calculator to solve for a purchase price that meets your target cash-on-cash return by adjusting price or down payment.
What you need to start
Gather a realistic purchase price, expected rent, tax and insurance quotes, HOA details, and your financing terms. With those, the Rental Property Calculator will show your projected NOI, cash flow, and returns. Re-run the analysis as new information arrives so your offer and negotiation strategy stay aligned with the numbers.
Smart investors make decisions with data. With this Rental Property Calculator, you can evaluate more deals, faster—and move forward with clarity.