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Rental deal calculator
Cap rate, cash-on-cash return, DSCR, and monthly cash flow. Enter a purchase scenario. The formulas match the Deal Analyzer in our Cash Flow Analyzer workbook. Illustrations only — not a valuation, not a prediction, and not a recommendation to buy or walk away.
Results
Enter a purchase price to see results. A zero loan is treated as all-cash (no payment, DSCR is blank).
| Total cash invested | — |
|---|---|
| Monthly loan payment | — |
| Annual debt service | — |
| Gross scheduled income | — |
| Vacancy allowance | — |
| Effective gross income (EGI) | — |
| Operating expenses (ex-CapEx reserve) | — |
| Net operating income (NOI) | — |
| Annual cash flow (NOI − debt service) | — |
| CapEx reserve (annual) | — |
| Cash flow after CapEx reserve | — |
| Monthly cash flow after CapEx | — |
| GRM (price ÷ gross income) | — |
| 1% rule of thumb (rent ÷ price) | — |
Stress test — illustration only, not a prediction
Rent minus 10%, vacancy plus 5 percentage points, interest rate plus 2 points. A “Yes” is not a recommendation to buy. A “No” is not a recommendation to walk away.
| Stressed monthly payment | — |
|---|---|
| Stressed EGI | — |
| Stressed NOI | — |
| Stressed cash flow | — |
| Stressed cash flow after CapEx | — |
| Stressed cash flow still positive? | — |
These figures are calculated from the numbers you typed. They are not a forecast and not an appraisal. NOI excludes debt service and excludes the CapEx reserve; the reserve is subtracted on the cash-flow-after-reserve line. The 1% rule is a rule of thumb only, not a requirement. See full disclaimers.
How the math is defined
Cap rate is net operating income divided by purchase price. Cash-on-cash is annual cash flow (NOI minus annual debt service) divided by total cash invested (down payment plus closing costs plus rehab). DSCR is NOI divided by annual debt service. Monthly cash flow is annual cash flow divided by 12. The loan payment uses a standard amortizing payment (the same PMT function as Excel and Google Sheets).
Load the sample deal to see a worked example: a $200,000 purchase at 6.5% on a $150,000 loan, $2,000 monthly rent, and the operating assumptions in our published sample. Expected results are a 7.97% cap rate, 7.12% cash-on-cash, 1.40 DSCR, and about $380 of monthly cash flow before the CapEx reserve. Those figures are labeled sample layout only.
Read more: cap rate calculator guide and rental cash flow calculator guide. Other sites can embed this calculator for free.