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Online Rental Property Calculator
Estimate the return on a rental property: cash flow, cap rate, cash-on-cash, IRR, and total profit, with a full income and expense breakdown. Free and instant.
Result
| Return (IRR) | 16.19% |
|---|---|
| Total Profit when Sold ($) | 523,547.85 |
| Cash on Cash Return | 918.5% |
| Capitalization Rate | 7.03% |
| Total Rental Income ($) | 673,908.99 |
| Total Mortgage Payments ($) | 287,784.00 |
| Total Expenses ($) | 201,527.81 |
| Total Net Operating Income ($) | 472,381.18 |
Mortgage
Vacancy
Management
Property Tax
Insurance
HOA
Maintenance
Other Costs
| FIRST YEAR INCOME AND EXPENSE | ||
|---|---|---|
| MONTHLY ($) | ANNUAL ($) | |
| Income | 2,200.00 | 26,400.00 |
| Mortgage Pay | 1,199.10 | 14,389.20 |
| Vacancy | 110.00 | 1,320.00 |
| Management Fee | 0.00 | 0.00 |
| Property Tax | 250.00 | 3,000.00 |
| Total Insurance | 125.00 | 1,500.00 |
| HOA | 0.00 | 0.00 |
| Maintenance Cost | 208.33 | 2,500.00 |
| Other Costs | 41.67 | 500.00 |
| Cash Flow | 265.90 | 3,190.80 |
| Net Operating Income (NOI) | 1,465.00 | 17,580.00 |
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What Is This Tool?
The Rental Property Calculator estimates the return on a buy-to-rent investment over a holding period. You enter the purchase and closing costs, loan terms, any repairs, the rental income and operating expenses, and your assumptions for the sale. It projects the income and costs year by year and reports the cap rate, annual cash flow, cash-on-cash return, internal rate of return, and total profit when sold, along with a first-year income and expense breakdown and an expense chart. The results are estimates to help you compare properties and are not financial advice. You can download the result as a PDF.
How to Use This Tool?
- Enter the purchase price and closing costs, and set the loan terms if you are financing.
- Add the monthly rent, vacancy rate, and any management fee or other income.
- Fill in the recurring expenses such as taxes, insurance, and maintenance.
- Set the holding length and sale assumptions, then click Calculate.
Key Features
- Projects rental income and expenses across the full holding period.
- Reports cap rate, cash flow, cash-on-cash return, IRR, and total profit.
- Handles an optional loan, repairs, vacancy, and management fees.
- Grows income and each expense by its own annual increase rate.
- Shows a first-year breakdown, an expense chart, and a PDF download.
Examples
- A 250,000 property with 20% down at 6% over 30 years has a mortgage of about 1,199.10 a month.
- Renting it at 2,200 a month with a 5% vacancy gives a first-year cash flow of about 3,190.80.
- That scenario has a capitalization rate of about 7.03%.
- Over a 20-year hold, the total mortgage paid comes to 287,784.00.
Common Use Cases
- Estimating the cash flow of a potential rental before buying.
- Comparing two properties by cap rate or cash-on-cash return.
- Checking whether a financed purchase still cash-flows.
- Seeing how vacancy and management fees affect the return.
- Projecting the total profit if the property is later sold.
Tips & Best Practices
- Use realistic vacancy and maintenance figures rather than best-case ones.
- Include closing costs and any repairs in the upfront cash.
- Set annual increases that reflect your local market, not a flat guess.
- Compare properties by cap rate when they are bought without a loan.
- Treat every figure as an estimate, since real costs and rents vary.
Limitations
- Results are estimates for comparison and are not financial advice.
- It does not model income tax, depreciation, or financing changes over time.
- Future rent, expense, and appreciation rates are assumptions, not guarantees.
- It assumes steady annual growth rather than real-world variation.
Frequently Asked Questions
- What is the capitalization rate?
- The cap rate is the first-year net operating income divided by the property price, shown as a percentage, and it lets you compare properties independently of financing.
- What is cash flow here?
- Cash flow is the rental income left after operating expenses and the mortgage payment, shown per month and per year.
- What does the IRR tell me?
- The internal rate of return accounts for the timing of all cash flows, including the eventual sale, giving an annualized rate for the whole investment.
- Can I save my result?
- Yes. Click Download Result as PDF to save the return metrics and the income and expense breakdown as a file.
Key Terminology
- Capitalization rate
- First-year net operating income divided by the property price, as a percentage.
- Net operating income
- Rental income minus operating expenses, before the mortgage payment.
- Cash flow
- Income left after operating expenses and the mortgage payment.
- Cash-on-cash return
- Profit measured against the actual cash invested.
- Internal rate of return
- The annualized return that accounts for the timing of all cash flows.