Client Tool

Investment Property Calculator

Put in a price, the rent, and the real costs of owning the building. You will see monthly cash flow, cap rate, and cash-on-cash return, plus a repair reserve so the number reflects what the property will cost you to keep, not just what it earns.

The deal

The numbers already in the boxes are placeholders so you can see how it works. Replace every one with your own: the listing, your lender's quote, and your insurance and tax figures.

Purchase price ($)

Down payment (%)

Interest rate (%)Use your lender's quote.

Loan term (years)

Closing costs ($)

Upfront repairs or renovation ($)Get this priced before you buy.

Total monthly rent ($)All units combined.

Vacancy (% of rent)

Property tax ($ per year)Check the county, municipal, and school bills for the actual address.

Insurance ($ per year)

Property management (% of rent)Enter 0 if you self-manage.

Repairs and maintenance (% of rent)

Big-ticket reserve (% of rent)Set aside for roof, furnace, water heater, sewer line. Older homes need more.

Utilities and other ($ per month)Water, sewer, common-area electric, lawn, snow.

Your results

What the deal does

–Monthly cash flow

–Annual cash flow

–Cash-on-cash return

–Cap rate

–Debt coverage ratio

–Total cash needed

Where the rent goes, per month

Net operating income (NOI) is rent after vacancy and operating costs, before the mortgage. Cap rate is NOI divided by price. Cash-on-cash is annual cash flow divided by the cash you put in. Debt coverage ratio is NOI divided by the yearly mortgage payment; lenders usually want to see it above 1.

What a calculator cannot see

The inputs are only as good as the guesses behind them. Rent, taxes, and repair costs vary by street, and a building's age and condition move the repair numbers more than anything else. That is the part I check before you buy: the roof, the mechanicals, the sewer line, and what it will actually cost to keep the unit rented.

Want me to run a real property through this?

Send me an address and I will build the analysis with checked rent comps, the actual tax bill, and a builder's read on the repairs.

Book an Investor Call

All calculations are estimates and provided for informational purposes only. Actual amounts may vary. This tool is for general education. It is not legal, tax, or investment advice and it does not guarantee any return. Results are estimates based only on the numbers you enter. Talk with a qualified lender, accountant, or attorney before you buy. Nothing you type here is saved or sent anywhere.

Next step

See the whole picture before you make your move.

A 30-minute call. Bring the address, the question, or the decision you are stuck on.

Book a Call