Analyze any rental property — cash flow, returns, equity growth, and break-even all in one place
A good cap rate is typically 5–10% depending on market. Cash-on-cash return of 8%+ is generally considered strong. GRM below 10 often signals a good deal in affordable markets.
Fill in the purchase details and rental income fields, then click "Analyze This Investment." The calculator automatically computes your mortgage payment, cash flow, returns, and equity projection. All +/− indicators show exactly how each line item contributes to or reduces your bottom line.
Buying a rental property is one of the most powerful ways to build long-term wealth — but only if the numbers work. Too many investors fall in love with a property without running the math, only to discover that after mortgage payments, taxes, insurance, maintenance, and vacancy, they're losing money every month. This calculator helps you avoid that mistake by giving you the full picture before you commit.
The most important number to understand is your net monthly cash flow: the amount of money left over each month after every expense has been paid. Positive cash flow means the property pays you. Negative cash flow means you're subsidizing it — which may be acceptable if appreciation is strong, but it's a risk you need to understand upfront.
These two metrics measure return differently. Cap rate measures the property's return independent of financing — it compares net operating income to purchase price. A higher cap rate means more income relative to cost. Cash-on-cash return measures the return on your actual out-of-pocket investment (down payment + closing costs + rehab). It accounts for leverage, which is why a financed property can show a higher cash-on-cash return than a cap rate alone suggests.
First-time investors often underestimate how much cash it takes to close a deal. Origination fees, title insurance, appraisals, and inspections can add $3,000–$8,000 or more to your out-of-pocket costs. Add rehab expenses — even modest cosmetic updates — and your total investment can be 20–30% higher than the down payment alone. Every dollar of additional upfront cost lowers your cash-on-cash return and extends your break-even timeline.
Before running a full analysis, experienced investors use two quick filters. The 1% Rule says monthly rent should be at least 1% of the purchase price — a $200,000 property should rent for at least $2,000/month. Properties meeting this threshold are more likely to be cash-flow positive. The 50% Rule estimates that 50% of gross rent will go to operating expenses (excluding mortgage). So if rent is $2,000/month, assume $1,000 goes to expenses, leaving $1,000 to cover the mortgage and generate profit. Neither rule is exact, but they're useful for quickly eliminating bad deals before investing time in detailed analysis.
Not all markets are equal for rental investors. Key factors to evaluate: Population growth — markets gaining residents have stronger rent demand (check Census Bureau data). Job market diversity — single-employer towns are risky; look for multiple industries. Rent-to-price ratio — divide median rent by median home price; ratios above 0.7% indicate better cash flow potential. Landlord-friendly laws — states like Texas, Florida, and Indiana have faster eviction processes and fewer rent control restrictions than California or New York. Markets in the Midwest and Southeast consistently offer the best price-to-rent ratios for cash-flow investors.
The BRRRR method is a popular strategy for scaling a rental portfolio without tying up all your capital. Here's how it works: Buy an undervalued property (often distressed) for $150,000. Rehab it for $30,000, bringing the total investment to $180,000. The after-repair value (ARV) is $220,000. Rent it out to establish income. Refinance with a cash-out refi at 75% of ARV ($165,000), recovering most of your initial investment. Repeat with the recovered capital. The key risk: if the ARV appraisal comes in low or rehab costs overrun, you may not recover enough capital to repeat.
Cap rate benchmarks vary by market. In high-demand urban markets (New York, San Francisco, Los Angeles), cap rates of 3–5% are common because appreciation is the primary return driver. In secondary and tertiary markets, investors often target 6–10%. As a general rule: a cap rate below 5% is considered low, 5–8% is moderate, and above 8% is strong — but always compare to local market norms, not national averages.
Most experienced real estate investors target a minimum of 8% cash-on-cash return. Returns of 10–15% are considered strong for residential rental properties. Returns below 6% may still be acceptable if the property is in a high-appreciation market or if you're building equity rapidly through debt paydown. Compare your cash-on-cash return to other investment options — if the stock market is averaging 10%, your rental property should offer comparable returns plus the benefits of leverage and depreciation.
The safest approach is to get contractor estimates before closing. For a quick pre-offer estimate, many investors use cost-per-square-foot rules: light cosmetic rehab runs $10–$25/sqft, moderate rehab $25–$50/sqft, and heavy rehab (systems replacement, structural work) can run $50–$100+/sqft. Always add a 10–20% contingency buffer — renovation projects almost always encounter surprises. The ARV field in this calculator lets you see whether the equity created justifies the rehab investment.
A standard vacancy allowance is 5–10% of gross rent. In strong rental markets with low supply, 5% may be realistic. In markets with higher turnover or seasonal demand, 10–12% is more conservative and appropriate. Using 8% (roughly one month vacant per year) is a reasonable default for most markets. Always underestimate income and overestimate expenses when running your initial analysis — if the deal still looks good on conservative numbers, it's a solid investment.
Yes — this is one of the often-overlooked returns of rental property. Every mortgage payment reduces your loan balance, building equity even if the property doesn't appreciate. Over a 30-year loan at typical rates, roughly 20–30% of your early payments go toward principal, increasing each year. The equity chart in this calculator shows your projected loan balance paydown alongside appreciation, giving you a complete picture of total wealth-building over time.