Investor Tool

Rental Property Analyzer

See the real cash flow, cap rate, cash-on-cash return, and cushion on any rental property, at today's mortgage rate.

Rental Property Analyzer

Enter the numbers from a listing (price, expected rent, taxes, and operating costs) to see monthly cash flow, cap rate, cash-on-cash return, NOI, DSCR, and break-even points, plus three plain-English reads on cash flow, yield, and resilience. The 30-year rate is prefilled from the latest national average and stays editable. It fetches no live data and resolves no address, and everything stays in your browser.

Example scenarios (illustrative starting points, not forecasts. Everything stays editable.)

Property & loan

Purchase price

Down payment

Rate(today's 30-yr avg)

Loan term

yrs

Closing costs

Rental income

Monthly rent

Other income(optional)

Vacancy

Operating expenses

Property tax

Insurance(per year)

HOA(per month)

Management(of rent)

Maintenance(of rent)

CapEx reserve(of rent)

Monthly cash flow

$227

About $2,725 a year after every cost, at the numbers you entered

Where each rent dollar goes

Vacancy5%

Expenses33%

Mortgage53%

Cash flow9%

Cash on cash

3.5%

Yearly cash flow over cash invested.

Cap rate

6.7%

NOI over price, before financing.

DSCR

1.17

Income over the loan payment.

Net operating income

$18,620

Yearly income after costs, before the loan.

Gross yield

10.7%

Yearly rent over price.

Total cash invested

$78,400

Down payment plus closing costs.

How this property reads

Cash FlowPositive

Whether the rent covers every cost, with margin, after the loan.

Around 227 dollars a month after every cost, at the numbers you entered.

Rent covers every cost with about 9.1% of rent left over
Income just covers the loan payment
About 53.0% of rent goes to the mortgage

YieldAbove typical

How hard the purchase price works as an income asset, before financing.

A 6.7% cap rate. Typical ranges vary by market, so read this against comparable local properties.

Cap rate of about 6.7% on the purchase price
Gross rental yield of about 10.7%
Monthly rent is about 0.9% of price (the 1% rule looks for 1%)

ResilienceComfortable buffer

How much vacancy and rate movement the numbers can absorb.

Absorbs roughly 14.1% of vacancy before cash flow turns negative.

Stays positive down to about 85.9% occupancy
Operating costs are about 32.9% of rent (the 50% rule flags higher)
Cash flow stays at or above zero if the rate rises one point

1% rule · 0.89%50% rule · 33% of rentDSCR 1.25 · 1.17Break-even rent · $2,205/mo

Cash flow if the rate moves

-1pt

5.48%

$362

-0.5pt

5.98%

$295

Now

6.48%

$227

+0.5pt

6.98%

$157

+1pt

7.48%

$86

This is an educational estimate based on the numbers you enter. It is not an appraisal, a rent estimate, or investment advice, and real operating costs vary by property and market.

Assumptions this analyzer makes

Mortgage rate: The rate is prefilled from the latest national 30-year average (about 6.48%) and is fully editable. Loans on a rental usually price above the owner-occupied average, so use your own quote when you have one.

Operating costs: Management, maintenance, and CapEx reserves are entered as a share of rent; taxes, insurance, and HOA are dollar figures. The defaults are common rules of thumb, not your actual costs. Use the listing and a local quote where you can.

Net operating income: NOI is income after operating costs but before the loan, so cap rate and gross yield describe the property independent of how it is financed. Cash flow and cash-on-cash then layer the loan on top.

Not modeled: Appreciation, rent growth, tax effects, depreciation, and one-time rehab are left out of this point-in-time read. The numbers stay in your browser and nothing is fetched.

Common questions

What is a cap rate?

The capitalization rate is a property's net operating income divided by its price, shown as a percent. It describes the yield before any financing, so it lets you compare properties on the same footing. Typical ranges vary widely by market.

What is cash-on-cash return?

Cash-on-cash return is the yearly cash flow divided by the cash you put in (down payment plus closing costs). Unlike cap rate, it reflects your loan, so it shows the return on the money actually invested.

What does the 1% rule mean?

The 1% rule is a quick screen: it asks whether the monthly rent is at least 1% of the purchase price. It is a rough filter, not a measure of profit, and it is harder to meet in higher-priced markets.

What is DSCR?

The debt-service coverage ratio is net operating income divided by the annual loan payment. Lenders often look for 1.25 or higher, meaning income covers the payment with a margin. Below 1.0 means income alone does not cover the loan.

Does this use my real address or live rent estimates?

No. You enter the numbers from the listing yourself and nothing is fetched. The only prefilled figure is the national 30-year mortgage rate, which is editable. This keeps the analysis accurate to your real terms and free to run.

Is this financial advice?

No. The analyzer is an educational estimate based on the numbers you enter. It is not an appraisal, a rent estimate, or investment advice, and it does not tell you whether to purchase a property. Real costs and outcomes vary.

These results are estimates, not predictions. They are based on the inputs you provide and assumed rates of return, which are not guaranteed. Real markets rise and fall every year. For educational purposes only, not financial advice.

From Money Masters

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