Rental Property Calculator

See whether a rental pays you every month before you make an offer. Enter the price, rent and expenses, and the calculator works out cash flow and the return ratios lenders and investors use.

How it works

• Net operating income (NOI) is rent minus vacancy and operating expenses (taxes, insurance, management, maintenance, capital reserves), before the loan payment.
• Cash flow is NOI minus your loan payments.
• Cap rate is NOI divided by the purchase price. Cash-on-cash return is yearly cash flow divided by the cash you put in.
• DSCR is NOI divided by yearly loan payments. Most DSCR lenders want 1.2 or higher.

Frequently asked questions

What is a good cash flow for a rental property?

Many investors target at least $200–$300 a month per door after setting aside money for vacancy, repairs and capital expenses. The right number depends on your price point and goals; a higher-priced home in a strong area may cash flow less but appreciate more.

What expenses should I include?

Property taxes, insurance, HOA dues, property management (often 8–10% of rent), maintenance (5–10%), capital expenses such as roof and HVAC reserves (5–10%), and vacancy (5–10%). Leaving these out is the most common reason rentals disappoint.

What is the 1% rule?

A quick screen: monthly rent should be at least 1% of the total purchase and rehab cost. It is only a first filter; high property taxes, such as in Texas, can make a 1% property cash flow poorly, so always run the full numbers.