Free rental property calculators

Rental property calculator for real estate investors

Run the numbers on any rental deal. This free rental property calculator hub connects seven real estate investment tools — capitalization rate (cap rate), cash flow, cash-on-cash return, debt service coverage (DSCR), seller financing, hard money, and BRRRR — around one set of assumptions for net operating income (NOI) and rental yield.

Use it as a rental property analysis tool to test the property, the financing, and the exit — without a signup, lead form, or spreadsheet.

Open the cash flow calculator Price a seller financing note Test a DSCR loan Run a BRRRR deal

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By the Rental Property Math Editorial Team · Updated Oct 29, 2026

Seller financing example

$285,000 rental · 20% down · 7.00% note · 5-year balloon

Tight coverage

Seller-note payment

$1,517

$228,000 note · $226 monthly cash flow

DSCR

1.15

CoC

4.30%

Down payment: $57,000
Balloon balance: $214,620
NOI: $20,910
Refi cash out: $26,980

Illustrative inputs. This card is a static example; open the calculator to change the terms and see the payment, balloon, DSCR, and tax update together.

Open the seller financing calculator

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Calculator hub

7 free rental property calculators. One deal model.

Analyze the property, price the financing, and run the full cycle. The hub connects cap rate, cash flow, cash-on-cash return, DSCR, seller financing, hard money, and BRRRR, so the same deal assumptions carry across every tool.

Price a seller note Start with cash flow

Analyze the deal

Start with the property income, then test the financing and the cash return.

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Live

Cap Rate Calculator

Solve for cap rate, property value, or the rent a deal needs to hit your target.

Open calculator

Live

Rental Cash Flow Calculator

Model the mortgage, vacancy, expenses, cash-on-cash return, DSCR, and a five-year outlook.

Open calculator

Live

Cash-on-Cash Return Calculator

Measure the return on all-in cash invested, with leverage, break-even rate, and scenarios.

Open calculator

Price the financing

Compare seller terms, coverage, and short-term loan costs before you commit.

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Hard Money Loan Calculator

Size a short-term loan, separate the rehab holdback, and price points, interest, fees, and cash to close.

Open calculator

Live

DSCR Loan Calculator

Test a rental against lender DSCR requirements, solve the max loan, and stress the rent.

Open calculator

Live

Seller Financing Calculator

Model the seller note, balloon, rental DSCR, refinance cash-out, and installment-sale tax.

Open calculator

Run the full cycle

Connect the buy, rehab, rent, refinance, and repeat math in one place.

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Live

BRRRR Calculator

Model the buy, rehab, rent, refinance chain, cash left in the deal, and post-refi DSCR.

Open calculator

Calculator basics

What is a rental property calculator?

A rental property calculator is a real estate investment calculator that turns rent, expenses, price, and financing into the numbers investors use to screen a deal. Instead of rebuilding a spreadsheet, you enter the deal once and see cash flow, cap rate, NOI, rental yield, and DSCR side by side.

The output is only as good as the assumptions. A calculator cannot verify market rent, taxes, insurance, or property condition. Use it as a rental property analysis tool: test the seller's numbers, then stress the rent, vacancy, and interest rate before you make an offer.

This hub is built for US rental investors — first purchases, small multifamily portfolios, seller-financed deals, and BRRRR projects. Every calculator uses the same income and expense conventions, so the results connect instead of contradicting each other.

The short version

A calculator estimates income, expenses, financing, and return.
Start with NOI and cap rate, then add debt service and cash flow.
Use the result to screen and compare, not to replace an appraisal.

Cash flow

NOI − annual debt service

The cash left after the mortgage. It answers whether rent covers the payment, reserves, and other monthly obligations.

Cash flow calculator →

NOI

Effective gross income − operating expenses

The income left before financing and income taxes. Cap rate and DSCR both start here.

NOI and cap rate guide →

Cap rate

NOI ÷ property value × 100

The capitalization rate is an unleveraged yield, which makes it useful for comparing properties before financing.

Cap rate calculator →

Rental yield

Annual rent ÷ property value × 100

A gross screen based on rent. Use cap rate when you want an expense-aware yield.

Cap rate and yield guide →

DSCR

NOI ÷ annual debt service

How many times the property covers its mortgage. Lenders may use qualifying rent and PITIA instead.

DSCR calculator →

Some investors include a capital reserve in operating expenses. Disclose the convention when you compare deals, and read the methodology for the formulas behind every output.

Rental property analysis

How to analyze a rental property in five steps

The order matters. Start with the property's income, then add financing, then test the return on your cash.

01 · Income
Estimate income and vacancy
Start with market rent and other income, then subtract a vacancy and credit-loss allowance. The result is effective gross income, the top line for every other metric.
Open the cash flow calculator →
02 · Expenses
Subtract operating expenses to find NOI
Include property taxes, insurance, HOA dues, management, maintenance, reserves, and owner-paid utilities. Exclude mortgage payments, income taxes, and depreciation.
Read the NOI and cap rate formula →
03 · Yield
Calculate cap rate and rental yield
Divide NOI by the purchase price or all-in basis for cap rate. Divide annual rent by value for gross rental yield. Reverse the formula to estimate value at a target cap rate.
Open the cap rate calculator →
04 · Financing
Add financing and test cash flow
Enter the loan amount, rate, term, and PMI. Cash flow is NOI minus annual debt service. DSCR is NOI divided by annual debt service. Stress rent down and the rate up.
Open the DSCR calculator →
05 · Return
Measure the return on your cash
Cash-on-cash return is pre-tax cash flow divided by all-in cash invested, including the down payment, closing costs, rehab, and lender fees. A refinance changes the cash left in the deal.
Open the cash-on-cash calculator →

Worked example

$18,624 of NOI on a $300,000 purchase price is a 6.21% cap rate. Add a mortgage and the same deal can produce positive or negative cash flow, which is why the property yield and the financing have to be tested together.

A screen, not a verdict

Rules like the 1% rule are a first filter. They are not a substitute for NOI, cash flow, and DSCR. Verify rent, taxes, insurance, and condition before you treat a result as an investment decision.

Transparent underwriting

See where the cash goes.

Cash flow is not a headline yield. A gross rental yield can look healthy while the mortgage turns the deal negative. The calculator shows effective gross income, operating expenses, NOI, debt service, and the cash left over — so you can challenge the mortgage assumption instead of accepting a monthly payment quote. The cash-on-cash calculator adds all-in cash invested, the leverage spread, and the break-even interest rate.

5-year outlook

Project rent, expenses, cash flow, property value, loan balance, and equity.

Reverse solves

Find break-even rent, rent for a target CoC, break-even occupancy, and maximum price.

Read the methodology Learn the cash flow formula Open the cash-on-cash calculator Price a hard money loan Open the BRRRR calculator

Cash flow bridge

Example deal

Effective gross income$26,220

Operating expenses−$8,568

Net operating income$17,652

Debt service−$11,975

Annual cash flow+$5,677

Percentage expenses are based on gross scheduled income. The example excludes income taxes and sale proceeds.

Know the metric

Rental property metrics: eight numbers, eight questions.

These metrics are related, but they answer different questions. Use the table to choose the right measure, then run the matching calculator.

Comparison of rental property return metrics
Metric	Question it answers	Includes financing?	Use it for
Seller financing	Can the buyer carry the note, and can they refinance the balloon?	Yes	Owner-financed notes, balloon exits, and installment-sale tax.
Cap rate	What operating yield does the property produce?	No	Comparing properties on NOI and basis.
Rental yield	How much gross rent does the property produce per dollar of value?	No	A quick screen; pair it with cap rate and cash flow.
Cash flow	How much cash is left after the mortgage?	Yes	Testing whether the rent covers the payment.
Cash-on-cash	What return does the cash invested earn?	Yes	Comparing leveraged deals with different down payments.
Cash left in the deal	How much cash is still stuck after the refinance?	Yes	BRRRR capital recycling and refi sizing.
Hard money cost	What does the short-term loan cost before the exit?	Yes	Pricing points, interest, fees, and cash to close.
DSCR	How many times does qualifying rent cover PITIA?	Yes	Lender sizing and downside risk.

First deal

Use cash flow to see whether the rent covers the mortgage and reserves before you tour.

Small portfolio

Compare down payments, all-in cash invested, and cash-on-cash returns without rebuilding a spreadsheet.

BRRRR and multifamily

Test the operating yield, the cash left after debt, and the coverage a lender will see.

Investor guides

Rental property guides: go deeper on the numbers.

Plain-language explanations of seller financing, rental cash flow, coverage, and the assumptions behind the math.

All guides

Legal10 min read

Seller financing rules: Reg Z, Dodd-Frank, and the AFR

A practical guide to seller-financing compliance: business-purpose vs. consumer-purpose loans, the Reg Z seller-financer exemptions, ability-to-repay, balloons, and the applicable federal rate.