Free tool — rental property calculator

Rental property analyzer.

NOI, cap rate, DSCR, cash-on-cash, monthly cash flow, and a 5-year projection — all in one form. A rental property calculator that replaces the half-dozen spreadsheets you'd otherwise cobble together, and shows the same numbers a lender will ask for.

How to use this calculator

What goes in.
What comes out.

Every field recalculates as you type. No sign-up, no email, nothing saved.

Start with the purchase price, closing costs, and rehab budget, then set your down payment and interest rate — that is the loan side of the deal. Next enter market rent, a vacancy allowance, and the operating costs that decide most rentals: taxes, insurance, property management, maintenance, and a capital reserve. This rental property calculator recalculates every output as you type, so you can move one assumption and watch NOI, cap rate, DSCR, cash-on-cash, and monthly cash flow move with it. Rent growth and appreciation drive the 5-year projection at the bottom, so keep both modest — a deal that only works at zero vacancy and aggressive rent growth is not a deal.

New to the inputs? The guide to how to analyze a rental property walks the full sequence from rent estimate to offer, and our breakdown of rental property operating expenses lists the line items most investors leave out.

acquisition

purchase price ($)

down payment (%)

interest rate (%)

closing costs ($)

rehab ($)

income & expenses

monthly rent ($)

vacancy (%)

other income ($)

annual taxes ($)

annual insurance ($)

HOA ($/mo)

management & growth

management (%)

maintenance (%)

capex reserve (%)

rent growth (%/yr)

appreciation (%/yr)

DSCR

1.38

strong

cash-on-cash

-0.6%

weak

cap rate

6.1%

unleveraged NOI/price

monthly cash flow

-$22

after all expenses

5-year projection

year 5 monthly rent

$1,739

3% rent growth

year 5 property value

$173,891

3% appreciation

5-yr cumulative cash flow

-$1,377

growing with rent

total cash invested

$41,500

down + closing + rehab

annual cash flow (yr 1)

-$259

starting baseline

cash-on-cash

-0.6%

year 1 return

Rental analysis · 101

Five numbers.
One decision.

One form, five outputs. Here is what each number means, where the working pass marks sit, and which line most investors get wrong.

The formulas.

NOI is effective rent minus operating expenses — before the mortgage. Cap rate is annual NOI divided by price. Cash flow is NOI minus debt service, and cash-on-cash is annual cash flow divided by the cash you actually put in.

NOIrent − opex

cap rateNOI ÷ price

cash flowNOI − debt service

cash-on-cashcash flow ÷ cash in

The thresholds.

There is no national pass mark, but investors converge on a few working floors: DSCR at or above 1.20 for most lenders, cash-on-cash in the high single digits, and cash flow that still survives one vacant month.

DSCR≥ 1.20 typical

cash-on-casharound 8%+

cap rateset by market

negative cash flowwalk away

Why expenses decide it.

Two investors run the same house and reach opposite answers because one budgeted vacancy, management, maintenance, and reserves and the other did not. Those four lines can absorb roughly a quarter to a third of gross rent, and it varies by property age and market.

vacancyaround 5–8%

managementaround 8–10%

maintenance + capexaround 10–15%

budget thembefore you offer

FAQ

Before you offer.

Straight answers on the formulas, the pass marks, and the expenses people forget.

— The formula —

How do you calculate rental property cash flow?

Start with gross rent, subtract a vacancy allowance to get effective income, then subtract operating expenses — taxes, insurance, management, maintenance, capital reserves, and HOA — to get NOI. Subtract the mortgage payment from NOI and whatever is left is your monthly cash flow.

— Good or bad —

What is a good cap rate on a rental property?

Cap rates are set by the market, not by a rule. Appreciation-heavy metros often trade in the low-to-mid single digits, while cash-flow markets commonly land higher — roughly 7% and up, and it varies by market. The honest benchmark is nearby sales of similar age, class, and condition, never a national average.

— What counts —

What expenses should a rental property calculator include?

Property taxes, insurance, property management, maintenance, capital reserves for roofs and systems, HOA dues, and a vacancy allowance. Mortgage principal and interest sit below NOI, so they belong in the cash flow line but not in operating expenses. Leaving reserves out is what turns a paper profit into a losing year.

— The common miss —

What is the biggest mistake when analyzing a rental property?

Using tomorrow’s rent with none of tomorrow’s costs. Investors plug in market rent, subtract only the mortgage, taxes, and insurance, and call the difference cash flow. Add vacancy, management, maintenance, and capital reserves and a lot of those deals turn negative. Underwrite with conservative inputs before you write an offer.

Live · all 50 states

Every listing, already run.

Verleon AI runs this same rental analysis — NOI, cap rate, DSCR, cash-on-cash, and monthly cash flow — on active listings across all 50 states, then scores them, so you only open the deals that already pencil out.

Search pre-analyzed deals →Run DSCR next