Rental Property Calculator

Estimate NOI and cap rate from rent, vacancy, and expenses. Optional down payment and mortgage rate sketch debt service and cash-on-cash. Informational, not investment advice.

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How to sketch rental returns

Enter purchase price and expected monthly rent.
Enter vacancy percent and monthly operating expenses (not the mortgage).
Enter down payment percent. Set mortgage rate to 0 for cash-only metrics.
If financing, enter rate and term to include debt service and cash-on-cash.
Read NOI, cap rate, and cash flow. Informational, not investment advice.

Rental property metrics

NOI, cap rate, cash-on-cash

EGI	Gross rent × (1 - vacancy%)
NOI	EGI - annual operating expenses
Cap rate	NOI / purchase price
Debt service	12 × amortizing P&I when rate > 0
Cash-on-cash	Annual cash flow / down payment
Advice	Informational. Not investment advice.

What this rental page measures

Income after vacancy and operating expenses becomes NOI. Cap rate divides NOI by price. With a loan, annual debt service comes off NOI for cash flow, and cash-on-cash divides that by cash down.

Formulas

Gross annual rent = monthly rent × 12. Effective gross income = gross × (1 - vacancy/100). NOI = EGI - (monthly expenses × 12). Cap rate = NOI / price. If rate > 0 and loan > 0, payment uses standard amortizing PMT and annual debt service is 12 × payment.

Cap rate alone: cap rate. Own versus rent a home: rent vs buy. Generic ROI: ROI. Mortgage P&I: mortgage.

Use cases

Screening a listing before deeper underwriting. Comparing vacancy assumptions. Seeing how leverage changes cash-on-cash. Not a substitute for a full pro forma.

Worked example

$350,000 price, $2,200 rent, 5% vacancy, $450 monthly expenses, 20% down, 6.5% for 30 years. NOI follows EGI minus expenses. Debt service uses the amortizing payment on the $280,000 loan.

Limits

No appreciation, tax depreciation, capex reserves, or rent growth. Informational, not investment advice. See the disclaimer.

Rental property questions

Should mortgage payment go in expenses?

No. Operating expenses exclude P&I. Financing is handled through rate, term, and down payment.

How do I model an all-cash purchase?

Set mortgage rate to 0. Cap rate and NOI still appear. Cash-on-cash uses down payment equal to 100% if down percent is 100.

Is vacancy applied to expenses?

No. Vacancy reduces gross rent only. Expenses stay as typed.

Does this include closing costs?

No. Raise price or treat extra cash as a larger down payment yourself.

Is this investment advice?

No. Informational metrics only.

Are property numbers uploaded?

No. Metrics compute in the browser.