U.S. real estate
Real estate investment calculators
Free calculators for screening U.S. investment properties. Each one runs in your browser, starts with a worked example and shows the formula behind every figure, so you can check a deal before you spend time on a full analysis.
Runs in your browser. Nothing you type is saved or sent.
Calculators
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Start with the question you need answered. Every calculator is free and needs no account.
Rental property calculator
Estimate the monthly cash flow of a long-term rental after vacancy, operating costs and the mortgage payment, with NOI, cap rate, cash-on-cash return and DSCR.
Cash flowNOICap rateCash-on-cashDSCR1% ruleOpen the calculatorCap rate calculator
Find a property’s cap rate from its rent, vacancy and operating expenses, and the price at which its income would produce the cap rate you choose.
Cap rateNOIValue at a cap rateGRMExpense ratioOpen the calculatorCash-on-cash return calculator
Measure the first-year return on the cash you put into a rental, compare it with buying all cash, and see whether the loan raises or lowers it.
Cash-on-cashCash investedCash flowLeveragePaybackOpen the calculatorDSCR calculator
Check how well a rental’s income covers its loan payment, two common ways (NOI and rent ÷ PITIA), and estimate the largest loan the income supports.
DSCRRent ÷ PITIAPITIAMax loanRent neededOpen the calculator
Metrics
Which number answers which question
Investors use several metrics because each one answers a different question. Read them together; none of them decides a deal on its own.
| Question | Metric | What it tells you |
|---|---|---|
| Will the rent cover every cost and the loan each month? | Monthly cash flow | Income left after vacancy, operating expenses and the mortgage payment. Negative means you add money every month. |
| What does the property earn before financing? | NOI | Net operating income: effective rent minus operating expenses, before any loan payment. |
| How does the price compare with the income? | Cap rate | Annual NOI divided by the price. It ignores financing, so it compares similar properties on equal terms. |
| What price would give the cap rate I want? | Value at a cap rate | NOI divided by the cap rate you choose: the price at which the income produces that yield. An estimate, not an appraisal. |
| What return does my cash earn in year one? | Cash-on-cash return | Annual pre-tax cash flow divided by the cash you put in (down payment, closing costs and upfront repairs). |
| Does the income cover the loan payments? | DSCR | Annual NOI divided by annual debt service. Below 1.00, the property does not cover its loan. |
| How large a loan can the rent support? | Maximum loan at a target DSCR | The loan whose payment the NOI covers at a ratio such as 1.25. A coverage limit only; lenders apply other rules too. |
| Is this listing worth a closer look? | 1% rule | Monthly rent of at least 1% of the price. A quick screen, never a decision rule. |
How to use them
Get more out of a free calculator
- Start from real numbers
- Use the listing price, a rent supported by local comparables, the county tax bill and an insurance quote instead of round guesses.
- Change one assumption at a time
- Move the rent, rate or down payment separately to see which assumption changes the result the most.
- Keep the reserves
- Vacancy, maintenance and CapEx reserves make results realistic. Setting them to zero makes almost any property look good.
- Verify before you decide
- A calculator screens; it does not replace an inspection, an appraisal, a lender or a tax professional.
Next step
Run the full analysis in MyInversorAI
The free calculators check one long-term rental at a time with your own assumptions. A free MyInversorAI account adds a full property analysis that evaluates up to five strategies (rental, short-term rental, flip, BRRRR and resale) and an English or Spanish PDF with a property visit guide. Accounts start on the Free plan.
Read before deciding
Educational estimate, not advice
The free calculators are for education and screening. They are not financial, tax, lending, legal or investment advice, an appraisal or a loan offer, and they do not guarantee any result. The figures depend entirely on the assumptions you enter. They are intended for properties in the United States. Before you make a decision, verify rent, taxes, insurance, repairs and financing with qualified professionals.