Real Estate Calculator
Analyze any deal three ways in one tool — rental cash flow and cap rate, a fix-and-flip profit projection, or a quick rent-vs-buy read — with cap rate, cash-on-cash, DSCR, GRM, and a full income statement calculated live.
NOI
Net Op. Income
CoC
Cash-on-Cash
Cap
Cap Rate
DSCR
Debt Coverage
Property & Financing
Income & Expenses
ANNUAL INCOME
ANNUAL OPERATING EXPENSES
Monthly Cash Flow
-$536
After all expenses
Cap Rate
4.2%
NOI / Price
Cash-on-Cash
-9.5%
Annual CoC return
DSCR
0.66x
Debt coverage
GRM
12.5x
Gross rent multiplier
Total Cash Invested
$68,000
Down + closing
Income Statement
- Gross Scheduled Income
- $24,000
- Less: Vacancy Loss
- -$1,680
- Other Income
- $0
- Effective Gross Income (EGI)
- $22,320
- Property Tax
- -$3,600
- Insurance
- -$1,200
- Maintenance & Repairs
- -$2,400
- Property Management
- -$1,786
- HOA / Other
- -$0
- Total Operating Expenses
- -$9,586
- Net Operating Income (NOI)
- $12,734
- Annual Debt Service (Mortgage)
- -$19,161
- Before-Tax Cash Flow (BTCF)
- -$6,426
INCOME
OPERATING EXPENSES
FINANCING
Investment Ratios
| Metric | Value | Status |
|---|---|---|
| Cap Rate | 4.2% | 🟡 |
| Cash-on-Cash Return | -9.5% | 🔴 |
| DSCR | 0.66x | 🔴 |
| Gross Rent Multiplier | 12.5x | 🟡 |
| Net Income Multiplier | 23.56x | — |
| Price per Unit | $300,000 | — |
Income vs Expenses Breakdown
How to Analyze a Rental Property Investment
Every real estate deal comes down to the same handful of numbers — how much income it produces after expenses (NOI), how that income compares to the price you're paying (cap rate), how hard your actual cash works once financing is factored in (cash-on-cash), and whether a lender would even approve the loan (DSCR). This calculator runs all of it live as you type, plus a fix-and-flip profit model and a quick rent-vs-buy read, so you can screen a deal in minutes instead of building a spreadsheet from scratch. Shopping for your own home instead of an investment? Use our house affordability calculator, mortgage calculator, or mortgage payoff calculator.
📐 Key Real Estate Formulas
NOI = Effective Gross Income − Operating ExpensesCap Rate = NOI / Purchase Price × 100Cash-on-Cash = Annual Cash Flow / Total Cash Invested × 100DSCR = NOI / Annual Debt ServiceGRM = Purchase Price / Annual Gross Rent✅ What Good Numbers Look Like
- Cap Rate: 5-10% is typical — higher usually means more risk
- Cash-on-Cash: 8-12%+ is generally considered a good return
- DSCR: 1.25+ is preferred by lenders; below 1.0 means negative cash flow
- GRM: lower is better — 8-12x is typical in most markets
- Vacancy: conservative investors budget 8-10%
📏 The 1% Rule of Thumb
A quick screen before you run the full numbers: monthly rent should be at least 1% of the purchase price.
- $200,000 home → $2,000/month rent minimum
- $350,000 home → $3,500/month rent minimum
It's a filter, not a full analysis — use the calculator above to model actual cash flow and returns after every expense and financing cost.
⚠️ Common Investor Mistakes
- Underestimating vacancy — budget at least 7-10% even in hot markets
- Ignoring management fees — 8-12% even if self-managing, as your time has value
- Low maintenance budget — budget 1%+ of property value per year
- Assuming appreciation — deals should work on cash flow alone
- Forgetting closing costs in total cash invested
— FAQ