Rental Property Calculator

How to analyze a rental property (the fast way)

A rental property calculator turns a listing into a decision in seconds. Instead of guessing, you enter the price, rent and expenses, and instantly see whether the deal produces positive cash flow — the single most important number for a buy-and-hold investor.

This free rental property calculator estimates three things every investor should check before making an offer:

• Monthly cash flow — what lands in your pocket after the mortgage and every operating expense.
• Cash-on-cash return — your annual cash flow divided by the cash you actually invested (down payment + estimated closing costs).
• Cap rate — net operating income divided by purchase price, a quick way to compare deals regardless of financing.

What is a good cash flow on a rental property?

Many investors target at least $100–$200 of positive monthly cash flow per unit and a cash-on-cash return above 8%. Anything negative means the property costs you money every month — a red flag unless you are banking on appreciation.

Which expenses should I include?

Beyond the mortgage, always budget for property tax, insurance, maintenance (≈8% of rent), vacancy (≈5%), and property management (≈8–10% if you don’t self-manage). Skipping these is the number-one reason new investors overestimate returns.

Want to analyze Fix & Flip, BRRRR or Airbnb deals too?

This tool covers standard long-term rentals. For flips, the BRRRR strategy, short-term rentals and rent-vs-buy decisions, the Real Estate Investor Toolkit bundles every calculator in one editable Google Sheets + Excel download.