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Rental Property
Investment Calculator

Analyze cash flow, Cap Rate, BRRRR strategy, Airbnb ROI, IRS depreciation, and multi-family returns — all in your browser, with zero data uploaded.

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Investment Calculator Suite

12 professional-grade rental property calculators — all free, all local, no account needed.

Our rental property investment calculator suite helps real estate investors at every level — from first-time landlords screening deals with the 1% Rule to seasoned pros running 1031 exchange tax scenarios. Each calculator runs entirely in your browser: no signup, no data collection, and no server-side processing. Results are instant, printable, and shareable.

Whether you're analyzing cap rate on a single-family rental, modeling BRRRR refinance returns, comparing Airbnb vs. long-term ROI, or calculating IRS depreciation deductions under the 27.5-year rule — every tool uses industry-standard formulas vetted against IRS Pub 527 and NMHC benchmarks.

Popular Guides

Cap Rate & Cash Flow Guide → BRRRR Method Step-by-Step → 1031 Exchange Guide → Landlord Tax Deductions →
All data stored locally in your browser only

🏠 Property Details

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🎯 Investment Readiness Score

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Run a calculation
Cap Rate (40%)
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Cash-on-Cash (35%)
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1% Rule (25%)
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Monthly Cash Flow —
Cap Rate —
Cash-on-Cash —
Monthly Cash Flow
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After all expenses + mortgage
Cap Rate ?RENTAL_CONFIG.tooltips.capRate
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NOI ÷ Purchase Price
Cash-on-Cash Return
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Annual CF ÷ Cash Invested
Annual NOI
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Before debt service
Monthly Mortgage
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P&I payment
DSCR ?Debt Service Coverage Ratio: NOI ÷ annual mortgage. Lenders require ≥1.25 for investment property loans. Below 1.0 = property doesn't cover its debt.
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≥1.25 preferred by lenders

📊 Industry Benchmark Comparison

NMHC / CoStar 2024

Enter property details to see how your deal compares to national averages.

Market Segment—
Avg. Cap Rate——
Avg. Cash-on-Cash——
Avg. Monthly Rent——
Typical Markets—

💡 What If? Action Scenarios

Click to instantly recalculate

📈 Raise Rent +$100/mo

What if you charged $100 more per month?

Calculate first →

💰 Lower Price -5%

What if you negotiated the purchase price 5% lower?

Calculate first →

📅 Hold 5 More Years

What if you extended your holding period by 5 years?

Calculate first →

📅 Year-by-Year Asset Projection

📋 Monthly Expense Breakdown

Expense ItemMonthlyAnnual% of Rent

❓ Frequently Asked Questions

A Cap Rate above 6% is generally considered good for residential rentals. The national average is around 5.5% (NMHC 2024). Markets in the Midwest can see 7–9%, while coastal cities like New York or San Francisco often yield 3–4%. A higher Cap Rate signals better income relative to price, but may also indicate higher risk or less desirable location.
Cap Rate measures the property's income relative to its purchase price, ignoring financing (NOI ÷ Price). Cash-on-Cash Return measures the actual cash return on your out-of-pocket investment, including mortgage payments (Annual Cash Flow ÷ Total Cash Invested). Cash-on-Cash Return is a better measure of your personal investment performance when using leverage (a mortgage).
The 1% rule (monthly rent ≥ 1% of purchase price) remains a useful quick-screening tool, but it is increasingly difficult to meet in many high-cost markets. In San Francisco or New York, even 0.4–0.5% is common. The rule is more achievable in Midwest, Southeast, and Mid-South markets. Always combine it with a full cash flow analysis rather than using it as the sole decision criterion.
Yes, absolutely. CapEx (Capital Expenditure) includes major system replacements — roof, HVAC, water heater, appliances, flooring, etc. A common reserve is 5–10% of gross rent per year. Many beginner investors underestimate CapEx and are surprised when a large expense hits. Building this reserve into your analysis gives you a more accurate picture of long-term cash flow.
DSCR (Debt Service Coverage Ratio) = Net Operating Income ÷ Annual Mortgage Payments. Most investment property lenders require a DSCR of at least 1.25, meaning the property generates 25% more income than it costs to service the debt. A DSCR below 1.0 means the property doesn't generate enough income to cover its mortgage — a red flag for lenders and investors alike.

🔄 BRRRR Strategy Inputs

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⚙ Advanced Settings (refi closing costs, etc.)
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💡 Cash Purchase: Down Payment = Purchase Price, Mortgage Balance = $0. Refi loan is pure extraction.
🏦 Mortgaged Purchase: Original mortgage must be paid off first. Net cash pullable = Refi Loan − Mortgage Balance − Rehab Cost − Closing Costs.

Cash Pulled Out —
Net Cash Left In —
Monthly Cash Flow —
Net Cash Left In Deal
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Your skin in the game
Cash Pulled Out
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At refinance
Cash Recovery
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% of down payment recovered
Acquisition Type
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Monthly Cash Flow
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Post-refi rental income
Cap Rate (on ARV)
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Cash-on-Cash
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Equity Created
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ARV minus total cost

📋 BRRRR Phase Breakdown

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PhaseCost / ProceedsNotes

❓ BRRRR FAQ

Most conventional lenders allow 75% LTV for investment property cash-out refinances. Some DSCR (Debt Service Coverage Ratio) specialty lenders go to 80%. The BRRRR strategy works best when your total acquisition + rehab cost is below 70–75% of ARV, allowing you to recover most or all of your invested cash.
An "infinite return" occurs when the refinance loan covers ALL of your acquisition and rehab costs, meaning you have zero dollars left in the deal. Since you have no capital invested but are still receiving monthly cash flow, your return on investment is technically infinite. This is the holy grail of BRRRR investing.

🏖️ Short-Term Rental Inputs

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Compare with Long-Term Rental (optional)

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Monthly Cash Flow —
Cap Rate —
STR vs LT Advantage —
Monthly Cash Flow
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STR net income
Days Rented/Year
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Gross Annual Revenue
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Before platform fee
Cap Rate
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NOI ÷ Price
Cash-on-Cash
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STR vs LT Advantage
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Annual cash flow delta

📋 Depreciation Inputs

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Annual Depreciation —
Annual Tax Savings —
Total Tax Savings —
Annual Depreciation
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"Paper loss" deduction
Annual Tax Savings
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From depreciation
Depreciable Basis
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Excl. land value
Taxable Rental Income
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After depreciation
Total Tax Savings
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Over full depreciation period
Recapture Tax on Sale
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Est. 10yr depreciation × 25%

📅 Depreciation Schedule (Partial)

YearAnnual DepreciationAccumulated Dep.Remaining Basis

🏢 Multi-Family Property Inputs

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Unit Rent Breakdown (2–12 units)

Monthly Cash Flow —
Cap Rate —
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Monthly Cash Flow
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Total building
Cap Rate
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Cash-on-Cash
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Gross Yield
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Per-Unit Cash Flow
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Monthly average
Expense Ratio
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Ops ÷ Eff. Rent

📋 Unit-by-Unit Breakdown

UnitMonthly RentAnnual RentVacancy LossEffective Annual

💾 Saved Rental Deal Scenarios

📈 Property Value Trend Chart

Long-term rental deals only
📊 Save Long-Term Rental deals to see projected property value trends here.
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Quick Deal Screening — 1% & 50% Rules

Enter a property price and rent to instantly know if it passes the two most popular quick-screening rules.

Property Info

Taxes, insurance, maintenance, management. Leave blank to use 50% Rule estimate.
If doing BRRRR, enter ARV to calculate Max Offer (70% Rule).

Screening Results

1% Rule
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50% Rule (Expense Ratio)
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Gross Rent Multiplier (GRM)
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Lower is better. <10 is excellent for SFR.

Frequently Asked Questions

The 1% Rule is harder to achieve in high-cost markets (CA, NY, MA). In the Midwest and South, 1%+ is still common. Use it as a screening tool, not a final decision-maker. Many investors now use 0.8% as a minimum in expensive markets.

Property taxes, insurance, maintenance, property management fees, vacancies, and capital expenditures. Mortgage principal & interest are NOT included in the 50% Rule — it only covers operating expenses.

GRM = Purchase Price / Annual Gross Rents. A GRM below 10 is considered good for single-family homes. Below 8 is excellent. Over 15 suggests a weak cash-flow property in most markets.

❓

1031 Like-Kind Exchange — Tax Deferral Calculator

Calculate deferred capital gains taxes and replacement property basis for IRS Section 1031 exchanges.

Original Property (Sold)

Real estate agent commission, legal fees, closing costs.
The portion of purchase price allocated to land (not depreciable). Typical: 15-25%.
Leave blank to auto-calculate using 27.5-year straight-line.

Replacement Property (Buying)

0% (low income), 15% (medium), 20% (high). Plus 3.8% NIIT may apply.

1031 Exchange Results

Capital Gain (Realized)
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Tax Deferred (If 1031 Completed)
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Total capital gains tax avoided
Tax Due (If NO 1031)
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New Depreciable Basis
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IRS Timeline Requirements
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Important: A 1031 exchange requires a qualified intermediary. The replacement property must be identified within 45 days and closed within 180 days of selling the original property. Consult a tax professional.

Frequently Asked Questions

The property must be held for productive use in a trade or business or for investment. Primary residences do NOT qualify. The replacement property must be "like-kind" — generally any real property held for investment qualifies (residential rental, commercial, vacant land).

After selling the original property, you have 45 calendar days to identify up to 3 potential replacement properties (or more under certain rules). You must close on the replacement property within 180 calendar days of the original sale.

Yes. You cannot directly receive the sale proceeds. A qualified intermediary (QI) must hold the funds and facilitate the exchange to meet IRS requirements. Fees typically range from $800-$2,000.

Side-by-Side Property Comparison

Compare up to 3 saved scenarios to find your best investment. Save scenarios from any calculator tab first.

How It Works

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Save scenarios from Cash Flow, BRRRR, or any calculator tab
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Select up to 3 properties for side-by-side comparison
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Compare all metrics — best values highlighted in green

Saved Scenarios

No saved scenarios yet. Use any calculator tab and click "Save Scenario" to build your comparison list.

Max Offer Calculator

Work backwards: given your target returns, what's the most you should pay for a rental property?

Enter the expected monthly rent and your target returns above, then click Calculate.

Loan Product Comparison

Compare up to 7 loan types side-by-side to find the best financing for your rental property.

Enter a purchase price and select loan products to compare. Default rates are based on 2026 market averages.

Each product shows: monthly P&I, total interest, closing costs, PMI (if applicable), and total lifetime cost.

Rent vs Sell Decision Calculator

Should you keep renting out your property or sell it now? Compare after-tax outcomes.

Enter your property details to see whether renting or selling is the better financial decision.