Free Rental Property Calculator

The deal

Purchase price ($)

Down payment (%)

Interest rate (%)

Loan term (years)

Closing costs + rehab ($)

Monthly rent ($)

Property tax / year ($)

Insurance / year ($)

HOA / month ($)

Vacancy (%)

Maintenance + capex (% of rent)

Property management (% of rent)

Defaults are honest 2026 numbers — a 6.9% rate, 6% vacancy, 10% maintenance and 8% management. Most free templates quietly set these to zero to make deals look good.

How each number is worked out

NOI = gross rent − vacancy − operating expenses. Debt is deliberately excluded — NOI describes the property, not your financing.
Cap rate = NOI ÷ purchase price. Use it to compare properties, never to decide whether a deal cash flows.
Cash-on-cash = annual cash flow ÷ cash actually invested (down payment + closing + rehab). This is the number that answers "what did my money earn?"
DSCR = NOI ÷ annual principal and interest. Most DSCR lenders want 1.20–1.25 minimum in 2026; under 1.00 the property cannot service its own debt.
Break-even rent = the monthly rent at which cash flow hits exactly zero. If that is above local market rent, the deal only works on appreciation — which is a bet, not an investment.

Under contract already? Work through the free 48-point due-diligence checklist — no email required.

The deal

What a lender sees

How each number is worked out