Investment Property Calculator

What is an Investment Property Calculator?

An investment property calculator computes the three core real estate return metrics — monthly cash flow, cap rate, and cash-on-cash return — from a set of purchase and operating inputs. You enter the purchase price, financing terms, rental income, and expense estimates; the calculator runs the amortization math and outputs whether the deal meets your return criteria.

The key value isn't the math itself — it's forcing you to account for all expenses, not just the mortgage. New investors often forget vacancy allowances, maintenance reserves, and CapEx reserves for future large repairs like a roof or HVAC. This tool includes all of them so your projected cash flow reflects real-world performance, not a best-case scenario.

Who Is This For?

• Investors evaluating whether a specific rental property deal meets their minimum return criteria — 8%+ cash-on-cash, 6%+ cap rate — before making an offer.
• Real estate agents running numbers for investor clients, comparing multiple properties side by side to identify the strongest deal.
• Anyone learning rental property investing who wants to understand how cap rate and cash-on-cash return actually work with real numbers plugged in.

Key Benefits

• Privacy first. All amortization and return calculations run in your browser. Your property details are never sent to any server.
• Completely free. No subscription, no paywall, no account required.
• No account needed. Works instantly — analyze as many deals as you want.
• Calculates all three core metrics at once. Cash flow, cap rate, and cash-on-cash return in a single analysis — the three numbers every serious investor evaluates before committing to a deal.

Common Use Cases

An investor evaluates a $250,000 single-family rental. They enter the purchase price, 20% down payment, 7.5% interest rate, $1,800/month rent, and realistic expense percentages. The calculator shows $180/month cash flow, 6.2% cap rate, and 7.1% cash-on-cash return — just below their 8% minimum, prompting them to negotiate the price down or pass on the deal.

A real estate agent has an investor client considering the same property at two different financing structures — conventional vs. cash purchase. They run both scenarios to show how financing affects cash-on-cash return without affecting cap rate, helping the client decide which approach fits their strategy.

A new investor compares three markets: Midwest, Southeast, and a coastal city. They model an average-priced rental in each to compare cap rates and understand why investors in appreciation markets accept lower cash flow in exchange for equity growth over time.

Frequently Asked Questions