Real Estate Investment Calculator
Score any property four ways with one set of inputs. See LTR cash flow, STR revenue, flip profit, and BRRRR capital-left side-by-side.
Confirm the details we pulled, then pick a strategy.
Applies to this tab. Down payment, rate, and term drive the mortgage.
See your full long-term rental analysis
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- Deal score (0–100)
- Monthly cash flow
- Cash-on-cash return
- Cap rate & DSCR
- 1%, 50%, rent/PITI rules
- Break-even occupancy
No custom expenses yet. Add anything specific to this deal, lawn care, permits, pest, etc.
See your full long-term rental analysis
Sign up free to unlock live results as you change the numbers. No credit card. Takes 30 seconds.
Want to see this same property four ways?
Score it as a long-term rental, short-term rental, fix-and-flip, and BRRRR side-by-side with one set of inputs.
How a real estate investment calculator actually works
A useful investment calculator answers one question fast: what return does this property actually produce? The complication is that the same property has four different answers depending on how you intend to use it. ROIStack runs all four projections from one set of inputs so you can compare exits before you commit.
The four strategies, side-by-side
- Long-term rental (LTR): 12-month lease, monthly cash flow, DSCR-driven financing. Best for stable income.
- Short-term rental (STR): Nightly ADR × occupancy, higher upside, higher operational lift. Best when the regulatory environment allows it.
- Fix and flip: Buy below market, renovate, sell in 6–12 months. Best for active investors with rehab experience.
- BRRRR: Buy distressed, rehab, rent, refinance, repeat. Best for scaling a rental portfolio without trapping capital.
The headline metrics
Cap rate compares unlevered yield across deals. Cash-on-cash shows what your invested dollars earn. DSCR is what lenders care about. IRR blends cash flow and appreciation into a single time-weighted return. Each strategy emphasizes different ones, and the calculator surfaces them all so you can underwrite on the right metric for your plan.
Sensitivity beats certainty
No model is precise. What matters is knowing which assumption breaks the deal. ROIStack's sensitivity tornado ranks every input by impact on returns, so when rent comps are weak or rehab estimates are loose, you know exactly which numbers to verify before you commit real money.
Where investors go wrong
- Underwriting only one strategy. A property's best exit isn't always what you assumed at first glance.
- Top-of-comp rent + bottom-of-comp expenses. Stack the assumptions in both directions and the deal looks like a winner until reality hits.
- Skipping capex reserves. Year one looks great until the HVAC dies.
- Trusting the listing's cap rate. Listing-stated returns usually omit vacancy, management, and reserves.
Glossary
- NOI: Net Operating Income. Rent minus operating expenses, before debt service.
- Cap Rate: NOI ÷ purchase price. Unlevered yield.
- CoC: Cash-on-Cash. Annual cash flow ÷ cash invested.
- DSCR: Debt Service Coverage Ratio. NOI ÷ annual debt service.
- IRR: Internal Rate of Return. Time-weighted total return including appreciation and exit proceeds.
- ARV: After Repair Value. Used for flip and BRRRR.
Frequently asked questions
Ready to underwrite your next deal?
One set of inputs. Four strategies. Instant scoring. Free to start.
Estimates only, based on the inputs you provide and third-party data. Not investment, tax, accounting, or legal advice. See our full disclaimer.