Rental Property Calculator
Before you buy an investment property, run the numbers. See your monthly cash flow, cap rate, and cash-on-cash return based on real income and expense inputs.
What you'll need
- Purchase price and down payment
- Expected mortgage rate
- Monthly rent (check comparable rentals)
- Property tax and insurance estimates
- Vacancy rate estimate
What you'll get
Monthly cash flow
Positive or negative?
Cap rate
NOI / purchase price
Cash-on-cash return
Annual return on invested capital
Gross rent multiplier
Quick valuation metric
How It Works
Enter purchase and financing
Input purchase price, down payment, rate, and term for the rental property.
Add rental income and expenses
Include rent, vacancy rate, property management, taxes, insurance, and maintenance.
Get investor metrics
Receive cap rate, cash-on-cash return, GRM, and 10-year equity projection.
Rental Property Metrics by Price Point
| Purchase Price | Rent Needed (1% Rule) | Break-Even Rent |
|---|---|---|
| $150,000 | $1,500/mo | $1,100/mo |
| $250,000 | $2,500/mo | $1,700/mo |
| $350,000 | $3,500/mo | $2,400/mo |
| $500,000 | $5,000/mo | $3,400/mo |
The 1% rule: monthly rent ≥ 1% of purchase price. A guideline, not a guarantee.
Frequently asked questions
What is a good cap rate for a rental property?
Cap rate (NOI / purchase price) typically ranges 4–10% for residential rentals. In expensive markets (NYC, SF), 3–5% is common. In Midwest and Southern markets, 6–10% is achievable. A higher cap rate means more income relative to price — but may also signal higher risk or a less desirable area.
What is cash-on-cash return?
Cash-on-cash return is your annual cash flow divided by your initial cash invested (typically your down payment + closing costs). A 8–12% cash-on-cash return is generally considered strong for residential rental properties. It's a better metric than cap rate for leveraged purchases.
What expenses should I include for a rental property?
Key rental property expenses include: mortgage P&I, property taxes, landlord insurance, property management (8–12% of rent), vacancy allowance (5–10%), maintenance and repairs (1% of value/year), and HOA fees if applicable. Don't forget CapEx reserves for roof, HVAC, and appliance replacement.
Ready to analyze your investment property?
Run the Numbers →