Rental Property Calculator
Enter a deal and instantly see monthly cash flow, cap rate, and cash-on-cash return — with every expense in the open.
✏️ These numbers were filled in from a shared link — change anything to make it your own.
How the analysis works
- Mortgage (P&I) — from your price, down payment, rate, and term (standard amortization).
- Operating expenses — taxes, insurance, HOA, plus maintenance, vacancy, and management as a % of rent.
- Cash flow = rent − mortgage − operating expenses.
- Cap rate = annual net operating income (rent − operating expenses, excluding the mortgage) ÷ price.
- Cash-on-cash = annual cash flow ÷ cash invested (down payment + closing + rehab).
General information, not investment advice. Verify every assumption for your market before buying.
Frequently asked questions
How do I know if a rental property is a good deal?
Look at three numbers together: monthly cash flow (rent minus every expense and the mortgage), cap rate (net operating income ÷ price, ignoring financing), and cash-on-cash return (annual cash flow ÷ the cash you invested). Positive cash flow, a cap rate that beats safer investments, and a cash-on-cash return you’re happy with together signal a solid deal.
What expenses should I include?
Everything, not just the mortgage: property taxes, insurance, HOA, ongoing maintenance/repairs, a vacancy allowance, and property management — even if you self-manage, budget for it. Leaving these out is the #1 reason new investors overpay.
What is a good cap rate?
It varies by market and risk, but many investors look for 5–10%. Lower-risk, high-demand areas trade at lower cap rates; higher-risk areas need higher ones. Cap rate ignores your financing, so it lets you compare properties apples-to-apples.
What is cash-on-cash return?
Your first-year cash flow divided by the actual cash you put in (down payment plus closing costs and any rehab). It tells you the return on your money, factoring in leverage — often the number investors care about most.