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Rental Property Calculator
Analyze a rental property — monthly cash flow, cap rate, and cash-on-cash return — in under 60 seconds.
1. Your inputs
Results update instantly. Everything runs in your browser.
2. Your results
Monthly cash flow
-$314.99/mo
Cap rate 5.53% · Cash-on-cash -5.40%
Annual cash flow
-$3,780
NOI
$17,700
Cap rate
5.53%
Cash-on-cash
-5.40%
Debt service
$21,480
Cash invested
$70,000
Annual money flow
Rent allocation
$30,000
Gross rent
- Operating expenses35%
$10,500
- Debt service72%
$21,480
- Vacancy6%
$1,800
- Cash flow0%
$0
What does this mean?
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In plain English
At $320,000 purchase price and $2,500.00/month rent, this property produces -$314.99/month of cash flow — it's cash-flow negative.
The cap rate is 5.53% and the cash-on-cash return is -5.40%. Investors typically look for 5%+ cap rate and 8%+ cash-on-cash on leveraged rentals.
Remember: real estate returns come from cash flow, appreciation, tax benefits, and mortgage paydown combined. This calculator focuses on the most defensible one — cash flow.
Assumptions used
The math relies on these assumptions. Real-world numbers can vary.
- Fixed-rate mortgage financing.
- Vacancy allowance reduces effective rent.
- Operating expenses cover taxes, insurance, repairs, and management.
- Cash-on-cash uses down payment + closing costs as invested capital.
- No appreciation or tax benefits (depreciation) modeled.
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Frequently asked
What is cap rate?
Net Operating Income (annual) divided by property price. Cap rate ignores financing and gives you an apples-to-apples yield comparison across properties.
What is cash-on-cash return?
Annual cash flow after debt service divided by the cash you actually invested (down payment + closing costs). It measures how hard your equity is working.
What's a good cap rate?
5–8% is typical in mid-market US cities today. Coastal cities often run 3–5%; less-liquid markets can hit 8–12%.
What if it cash flows negative?
Sometimes justified for appreciation plays or house hacking, but generally you're speculating rather than investing. Small positive cash flow is far safer.
How do I estimate expenses?
The 50% rule: assume 50% of gross rent goes to operating expenses (taxes, insurance, maintenance, vacancy, management). Then subtract debt service on top.
About the Rental Property Calculator
A rental property analysis lives or dies on three numbers: monthly cash flow, cap rate, and cash-on-cash return. This calculator returns all three from the same set of inputs.
Cash flow is what you'll actually pocket. Cap rate compares properties without the noise of financing. Cash-on-cash tells you how hard your down payment is working.
Be conservative on rent estimates and generous on expense estimates. Real-world numbers almost always come in worse than pro-forma spreadsheets suggest.
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These calculators are for education only and are not a substitute for personalized advice from a licensed professional. Read our full disclaimer.