See whether a rental property might actually make money after rent, mortgage, and ongoing costs.
Who this is for
Landlords and real estate buyers trying to see whether a rental deal looks attractive.
What to type in
Purchase price, rent, expenses, mortgage payment, reserves, and appreciation estimate.
Start with the assumptions, then use the interpretation below to compare tradeoffs without bouncing between sections.
Start with the purchase and rent numbers, then add the main costs that eat into cash flow.
One-time transaction costs at close.
Gross rental income before reserves.
Taxes, insurance, management, and recurring costs.
Principal and interest debt service.
Percentage of gross rent lost to vacancy.
Percentage of gross rent set aside for repairs.
Used only for year-one total return estimate.
Negative cash flow
That supports about 4.5% cap rate and -1.5% cash-on-cash return.
Annual NOI is about $13,368.00 after vacancy and maintenance reserves.
Cap rate measures the property itself. Cash-on-cash return measures what your invested cash is doing.
Small changes to rent, vacancy, or maintenance assumptions can flip a deal from good to bad quickly.
If cash flow is negative, revisit purchase price, rent assumptions, and debt structure before moving forward.
Stress-test this with higher vacancy and repair reserves so the deal survives a bad year.
Results
Relative comparison of your main outputs
Monthly cash flow
-$86.00
Annual NOI
$13.4K
Cap rate
4.5%
Cash-on-cash return
-1.5%
Monthly cash flow
-$86.00
Annual NOI
$13.4K
Cap rate
4.5%
Cash-on-cash return
-1.5%
Use this if you want to understand how the calculator works, not just plug in numbers.
Step 1
Enter purchase price, down payment, and closing costs.
Step 2
Set monthly rent, operating expenses, and mortgage payment.
Step 3
Adjust vacancy rate, maintenance reserve, and appreciation assumptions.
Step 4
Review cash flow, NOI, cap rate, and cash-on-cash return.
These cover the assumptions, tradeoffs, and edge cases behind the calculator.
Use the calculator for the math, then use these guides to make the decision with more confidence.
Investment Return
Calculate total return, CAGR, and dollar gain from initial investment, final value, holding period, and dividends received.
Mortgage
Calculate monthly PITI payment, review an amortization schedule, and compare rate, down-payment, and term sensitivity.
Profit Margin
Calculate gross, operating, and net profit margins from revenue and expense buckets with health threshold context.