Rental property analysis calculator
Test a property’s year-one income, operating expenses, acquisition costs, and financing assumptions before deciding whether to investigate it further.
Enter a purchase price, expected rent, operating costs, and financing terms. The calculator estimates monthly cash flow, total cash required, NOI, cap rate, cash-on-cash return, and DSCR under the assumptions you enter. It runs in your browser and requires no signup.
Calculate the property’s estimated year-one economics
The calculator follows the same order as the interface. Work through it once with your best estimates, then change the assumptions you are least sure about and watch what moves.
- Choose a financed or a cash purchase.
- Enter the purchase price, expected monthly rent, any other income, and a vacancy allowance.
- Add operating expenses and reserves.
- Add financing terms and upfront costs when applicable.
- Review the results and adjust any assumption you cannot yet support.
Results update as soon as an entry is valid. A result that depends on a missing or invalid input shows a dash rather than a zero, and the financing inputs and DSCR are hidden for a cash purchase.
What the rental property calculator shows
Every figure below is an estimate produced from the assumptions you entered, not a forecast or a valuation.
| Result | Plain-language definition | Calculation basis |
|---|---|---|
| Monthly cash flow | Estimated NOI remaining after monthly debt service | Annual cash flow before tax ÷ 12 |
| Total cash required | Estimated cash needed to acquire the property | Down payment plus closing costs, upfront repairs, other upfront costs, and loan fees |
| NOI | Effective rental income remaining after operating expenses | Excludes debt service and upfront acquisition costs |
| Cap rate | Year-one NOI relative to the purchase price | Annual NOI ÷ purchase price |
| Cash-on-cash return | Year-one cash flow relative to the estimated cash invested | Annual cash flow before tax ÷ total cash required |
| DSCR | NOI relative to annual debt service | Annual NOI ÷ annual debt service; not applicable to cash purchases |
Assumptions that can change the result
| Assumption group | Included inputs | What to verify |
|---|---|---|
| Acquisition | Purchase price, closing costs, upfront repairs, other upfront costs | Contract terms, inspections, contractor bids, lender and title estimates |
| Income | Monthly rent, other income, vacancy allowance | Comparable rents, lease terms, concessions, vacancy and collection history |
| Operating costs | Taxes, insurance, HOA, management, maintenance, capital reserve, owner utilities, other expenses | Post-sale tax treatment, insurance quote, service agreements, property condition |
| Financing | Down payment, interest rate, amortization, loan fees, other debt service | A current lender quote, the fees attached to it, loan structure, and what the payment excludes |
Management, maintenance, and capital reserve are entered as percentages and applied to effective rental income — scheduled rent and other income after the vacancy allowance — not to gross rent or to the purchase price.
Illustrative rental property analysis
The calculator loads with an illustrative $200,000 scenario. It exists to show how the inputs connect to the results. It is not a representative or typical property, and the figures are not drawn from any market.
Assumptions entered
- Purchase price: $200,000
- Monthly rent: $2,000; other income: $0
- Vacancy allowance: 5%
- Property taxes: $2,400 per year; insurance: $1,200 per year
- Management 8%, maintenance 5%, capital reserve 5%, applied to effective rental income
- Down payment 25%, interest rate 7.00%, amortization 30 years
- Closing costs $5,000; upfront repairs $5,000
Results produced
- Estimated monthly cash flow: $260
- Total cash required: $60,000
- Net operating income: $15,096
- Annual cash flow before tax: $3,121
- Cap rate: 7.55%
- Cash-on-cash return: 5.20%
- DSCR: 1.26×
The scenario produces positive estimated cash flow under the entered assumptions. The result could change materially if achievable rent, post-sale taxes, insurance, repairs, financing, or reserve needs differ.
What to verify before relying on the estimate
A result is only as good as the assumptions behind it. Before treating any output as a reason to move forward, confirm the following for the specific property:
- Achievable rent and any other income.
- Vacancy and collection loss for the property and its submarket.
- Property taxes as they will be assessed after transfer, not as the seller pays them today.
- An insurance quote for the property and its intended use.
- Inspection findings and written repair estimates.
- Ongoing maintenance and capital-replacement needs.
- Owner-paid utilities, HOA obligations, licensing, and local rules.
- Final lender terms, fees, and what the quoted payment does and does not include.
The calculator estimates year-one operating and financing economics only. Appreciation, income taxes, depreciation, refinancing, sale proceeds, selling costs, and multi-year projections are excluded. Results are estimates, not forecasts, valuations, or recommendations, and they do not replace inspection, appraisal, title, tax, insurance, lending, legal, or local-regulation review.
Analyze an exact address in Dynamic.re
The calculator works from the assumptions you type in. When you are ready to move from a set of assumptions to a specific property, open Dynamic.re and analyze the exact address.
Analyze this address in Dynamic.re