Rental Property Calculator

How to use this calculator

Enter the purchase price and your financing terms, then the monthly rent and operating expenses. The calculator instantly models your loan payment and returns the numbers that decide a deal. Adjust any field and the results update live — stress-test rent, rate, or vacancy to see how the deal holds up.

What the metrics mean

• Cash flow — what's left each month after operating expenses and the mortgage. The number that pays you.
• Cap rate — net operating income ÷ purchase price. The property's unleveraged return, useful for comparing deals.
• Cash-on-cash return — annual cash flow ÷ cash invested (down payment + closing). Your real, leveraged return.
• NOI — income after operating expenses, before debt. The engine behind cap rate and value.
• DSCR — NOI ÷ annual debt service. How comfortably the property covers its loan; lenders care about this most.

Frequently asked questions

Is this rental property calculator free?

Yes. The core metrics — monthly cash flow, cap rate, cash-on-cash return, and NOI — are free to use with no login. Enter your email to unlock the full 5-year report.

What is a good cap rate for a rental property?

Cap rate is net operating income divided by purchase price. Most investors look for 5–10% depending on the market and risk; lower cap rates are common in high-demand metros, higher cap rates in markets with more risk or lower appreciation.

What is the difference between cap rate and cash-on-cash return?

Cap rate ignores financing — it measures the property’s return as if you paid all cash. Cash-on-cash return divides your annual pre-tax cash flow by the actual cash you invested (down payment plus closing costs), so it reflects your leveraged return.

What is the 1% rule?

The 1% rule is a quick screen: monthly rent should be at least 1% of the purchase price. It’s a rough filter for cash flow potential, not a substitute for a full underwrite.

What is DSCR and why does it matter?

Debt service coverage ratio is net operating income divided by annual mortgage payments. Lenders use it to size loans — a DSCR above 1.20–1.25 generally signals the property comfortably covers its debt.

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