Evaluate rental property deals with NOI, cap rate, cash-on-cash return, GRM, and the 1% rule. Full annual cash flow statement included.
A rental property calculator evaluates a rental real estate investment by computing key investor metrics: Net Operating Income (NOI), cap rate, cash-on-cash return, gross rent multiplier, and monthly/annual cash flow. It factors in rental income (minus vacancy), operating expenses (taxes, insurance, maintenance, property management), and mortgage debt service. The calculator helps landlords and real estate investors screen deals, compare properties, and decide whether a rental investment will be cash-flow positive.
Typical: 5-10% of rent
Self-managed: 0%
Laundry, parking, storage, pet fees
$19,140/yr
$2,074/yr ($173/mo)
6.38%
2.47%
10.0
10.00% (✓ passes)
| Line | Amount |
|---|---|
| Gross rental income | $30,000 |
| − Vacancy loss | −$1,500 |
| + Other income | +$0 |
| Effective gross income | $28,500 |
| − Property tax | −$3,600 |
| − Insurance | −$1,200 |
| − Maintenance | −$2,280 |
| − Management | −$2,280 |
| = Net Operating Income | $19,140 |
| − Debt service (mortgage) | −$17,066 |
| = Cash flow | $2,074 |
The 1% rule (monthly rent ≥ 1% of property value) is a quick screen, not a guarantee — cap rate and cash-on-cash are more rigorous metrics. Typical target: cap rate 5-10%, cash-on-cash 8-12%. Our rental property calculator helps compare scenarios.
Cross-checked against authoritative formulas (IRS, NIST, ACSM) and updated for 2025/2026 tax years and rates.
No server roundtrip. All math runs in your browser so results appear the moment you finish typing.
We never collect, store, or transmit your inputs. Every calculation runs locally in your browser.
Each calculator includes the formula, plain-English explanation, and FAQs so you understand the result.
Estimates only. Calculator results are for educational and planning purposes — not professional advice. For binding decisions on taxes, investments, health, or legal matters, consult a qualified professional.
FAQ
Everything you need to know about this calculator. Can't find what you're looking for? Email our team.
A rental property calculator is a free real estate investing tool that evaluates a rental property deal by computing NOI, cap rate, cash flow, cash-on-cash return, and GRM. Our rental property calculator takes the property value, down payment, mortgage rate and term, monthly rent, vacancy rate, and operating expenses (taxes, insurance, maintenance, management), then produces a full annual cash flow statement plus the key investor metrics. It also runs the 1% rule as a quick screen.
How it works
Our rental property calculator computes NOI, cap rate, cash-on-cash return, GRM, and full annual cash flow statement for any rental property.
Type the property value, down payment percent, mortgage rate, and loan term. The rental property calculator computes the loan amount and monthly debt service using standard amortization.
Type monthly rent and vacancy rate. A typical vacancy rate is 5-8%; long-term rentals in stable markets can target 5%. Vacancy reduces effective gross income directly.
Type annual property tax, insurance, maintenance (default 8% of rent), and management (8% if hired, 0% if self-managed). These are subtracted from effective gross income to compute NOI.
The rental property calculator shows NOI, cap rate, cash-on-cash return, GRM, 1% rule check, and full annual cash flow statement. Use cap rate to compare properties regardless of financing; use cash-on-cash to compare deals at your specific investment level.
Monthly cash flow and cap rate for a $300,000 rental property purchased with 25% down, rented at typical 2026 rates:
| Monthly rent | Gross income / yr | NOI / yr (after 35% expenses) | Cap rate | Monthly cash flow |
|---|---|---|---|---|
| $1,800 | $21,600 | $14,040 | 4.7% | -$253 |
| $2,200 | $26,400 | $17,160 | 5.7% | ~$7 |
| $2,600 | $31,200 | $20,280 | 6.8% | ~$267 |
| $3,000 | $36,000 | $23,400 | 7.8% | ~$527 |
Assumes 35% expense ratio (taxes, insurance, vacancy, maintenance, management). Cap rate = NOI ÷ purchase price. The 1% rule (rent ≥ 1% of home value) is a screening heuristic. Use the calculator above with your specific numbers.