ROIStack
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Rental Property Calculator

Underwrite a buy-and-hold rental in under a minute. Enter price, rent, expenses, and financing to see monthly cash flow, cap rate, cash-on-cash return, and DSCR update live.

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Global Property Details

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$
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Property
Shared Financing

Applies to this tab. Down payment, rate, and term drive the mortgage.

%
= $50,000 down
%
= $6,000 closing
%
≈ $1,264 / mo P&I
yr
≈ $255,089 interest over 30 yr
Teaser metric, free preview
Monthly Cash Flow
$242
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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
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LTR inputs
$
%
1 to 4 unit residential. Larger multifamily coming later.
$
Operating expenses
%
%
%
Total monthly OpEx: $209
Custom expenses

No custom expenses yet. Add anything specific to this deal, lawn care, permits, pest, etc.

Adds $0/mo equivalent.

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.

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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.

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How a rental property calculator actually works

Buy-and-hold rentals are a long game, and the headline yield on a listing sheet almost never survives contact with real expenses. This calculator walks the same line items institutional underwriters do (vacancy, capex reserves, management, maintenance, and financing) so you see a defensible number instead of a fantasy one.

The two returns that matter

Cap rate = NOI ÷ Purchase Price. Compares the unlevered yield of two properties apples-to-apples. Useful for screening.

Cash-on-Cash = Annual Cash Flow ÷ Cash Invested. What your actual dollars earn each year. Drives the buy/pass decision once a deal makes the short list.

The full expense stack

  • Fixed: Taxes, insurance, HOA.
  • Variable %: Management (8–10%), maintenance (5–10%), capex (5–10%), vacancy (5–8%).
  • Debt service: Principal and interest on the mortgage.

NOI excludes debt service. Cash flow is NOI minus debt service. The calculator separates these so cap rate and CoC stay mathematically clean.

Where new landlords overstate returns

  • Ignoring capex. A roof, HVAC, or water heater every 7–15 years quietly eats a year of cash flow if you don't reserve for it.
  • Self-managing forever. Even if you self-manage today, model 8% management so the numbers stay honest if life changes.
  • Optimistic rent. Use the lower end of the comp range, not the top listing. The calculator's rent field is yours to override.
  • Forgetting closing costs. Closing on a rental is 2–4% of price and goes into the cash-invested denominator; skipping it inflates CoC.

Glossary

  • NOI: Net Operating Income. Rent minus operating expenses, before debt service.
  • Cap Rate: NOI divided by purchase price.
  • CoC: Cash-on-Cash. Annual pre-tax cash flow divided by total cash invested.
  • DSCR: Debt Service Coverage Ratio. NOI divided by annual debt service. Most DSCR lenders require ≥ 1.20.
  • Capex: Capital Expenditures. Reserves set aside for major replacements.

Frequently asked questions

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Estimates only, based on the inputs you provide and third-party data. Not investment, tax, accounting, or legal advice. See our full disclaimer.