Rental Property Calculator
Instant cash flow, cap rate, cash-on-cash return, NOI, and 1% rule check for any rental property. Free, no signup.
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How this calculator works
Enter the purchase details and expected rent and expenses above — every result updates instantly. The calculator computes your mortgage payment from the loan amount (price minus down payment), subtracts vacancy and operating expenses from gross rent to get net operating income (NOI), and then subtracts debt service to get cash flow.
Key metrics explained
Cash flow — what lands in your pocket each month after every expense and the mortgage. Cap rate — NOI divided by purchase price; measures the property's return independent of financing. Cash-on-cash return — annual cash flow divided by total cash invested (down payment + closing costs + rehab); the return on the actual dollars you put in. GRM — price divided by annual gross rent; lower is generally better.
Frequently asked questions
What is a good cap rate for a rental property?
Most investors look for 5–10%. Lower cap rates (4–6%) are typical of expensive, low-risk markets; 8%+ usually comes with more risk or management effort.
What is a good cash-on-cash return?
8–12% is commonly considered good for a leveraged rental. It should beat what you'd earn passively in an index fund to justify the work and risk.
What is the 1% rule?
Monthly rent should be at least 1% of purchase price ($200k property → $2,000/mo rent). It's a fast screen, not a full analysis — always run the actual numbers.
Are the results accurate?
The math is exact for the inputs you give, but real-world results depend on your estimates — especially rent, vacancy, and maintenance. Be conservative.