An investment property calculator for rental listings

Purchase & Financing

• Purchase Price
• Down Payment
• Closing & Rehab Costs
• Interest Rate (%)
• Loan Term (years)

Rental Income & Expenses

• Monthly Rent
• Monthly Expenses
• Vacancy Rate (%)

Field names are shown as they appear in the calculator's English interface.

• Monthly Cash Flow
• Annual Cash Flow
• Cash-on-Cash Return
• Cap Rate
• Mortgage Payment (P&I)
• Net Operating Income (Annual)
• Total Cash Invested

Cash flow

What is left each month after collecting rent and paying operating expenses and the mortgage payment. This calculator computes it as rent reduced for vacancy, minus monthly expenses, minus principal and interest. Positive cash flow means the property pays for itself; negative means you add money every month to hold it.

Cash-on-cash return

Annual cash flow divided by the total cash you put in, expressed as a percentage. It measures the yearly cash yield on your own money, after financing. It ignores appreciation, principal paydown and taxes, so it understates total return on a leveraged property and says nothing about risk.

Capitalization rate (cap rate)

Net operating income divided by the purchase price. Because it leaves out financing, it compares properties on an unleveraged basis: what the property yields as if bought with all cash. A higher cap rate means more income per dollar of price, often alongside higher risk or a weaker location.

Net operating income (NOI)

Annual rental income after vacancy, minus operating expenses such as property tax, insurance, HOA, maintenance and management. It excludes the mortgage payment, depreciation and income tax. NOI is the income the property itself produces and is the numerator of the cap rate.

Vacancy rate

The share of the year the property is expected to sit empty or rent goes uncollected. This calculator reduces gross rent by this percentage — 5% vacancy on $2,600 rent leaves $2,470 of effective income. Using zero vacancy is optimistic; turnover between tenants alone usually costs some weeks of rent.

Operating expenses

The recurring costs of owning and running the rental: property tax, insurance, HOA dues, repairs and maintenance, property management, and any utilities the owner pays. Enter them monthly, without the mortgage payment. Underestimating them, especially maintenance and capital repairs, is a common reason projected returns are not met.

Total cash invested

The cash you put into the deal up front: down payment plus closing and rehab costs. It is the denominator of the cash-on-cash return. Cash reserves set aside for repairs or vacancies are not included here, though some investors add them to be conservative.

Principal and interest (P&I)

The part of the mortgage payment that repays the loan balance and pays interest, based on the loan amount, rate and term. It excludes taxes and insurance, which this calculator counts under operating expenses. Investment property loans often carry higher rates than loans on a primary residence.

Down payment

The cash paid toward the purchase price at closing; the rest is financed. A larger down payment lowers the loan and the monthly P&I, which raises cash flow, but it also increases the cash invested, which can lower the cash-on-cash return. Lenders generally require more down on investment properties than on a home you live in.

Closing and rehab costs

Cash paid at closing for lender fees, title, appraisal and similar charges, plus any repairs needed before the property can be rented. This calculator adds them to the down payment as cash invested. They do not change the loan amount, but they reduce the cash-on-cash return.

Estimates only. Returns depend on actual rents, vacancy, expenses, financing and market conditions, none of which are guaranteed. Consult a financial or tax advisor before investing.

Calculator results are estimates for illustration, not Loan Estimates, pre-approvals or offers of credit.