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Investment Property Analyzer
Analyse rental income, cash flow, appreciation, ROI and cap rate.
Purchase & financing
Enter the property price, loan terms, and closing costs.
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Rental income
Model gross rent, vacancy, and annual rent growth.
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Operating expenses
Taxes, insurance, maintenance, management, HOA, and owner-paid utilities.
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Long-term assumptions
Appreciation and holding period for total return.
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Hold period
What if?
Stress-test the deal
Toggle a preset to see how lower rent, higher vacancy, or rates affect cash flow.
Investment Analysis
Day-one cash flow, cap rate, and long-term return under your assumptions.
Mixed rental metrics — review assumptions
Some metrics look acceptable, but cash flow, cap rate, or coverage may need conservative stress testing.
- Negative monthly cash flow — you subsidize the property each month.
- Debt service coverage below 1.0 — rent does not fully cover debt payments.
Key Metrics-$416.75/mo cash flow
-$416.75
Monthly Cash Flow
4.6%
Cap Rate
-5.1%
Cash-on-Cash Return
0.76
Debt Service Coverage
Income Statement (annual)
| Gross rent | $28,800 |
|---|---|
| Vacancy (5%) | −$1,440 |
| Effective gross income | $27,360 |
| Operating expenses | −$11,404 |
| Property tax | −$4,200 |
| Insurance | −$1,400 |
| Maintenance | −$3,500 |
| Property management | −$2,304 |
| HOA | −$0 |
| Utilities | −$0 |
| Net operating income (NOI) | $15,956 |
| Debt service (P&I + PMI) | −$20,957 |
| Pre-tax cash flow | -$5,001 |
10-Year Return
$98,000
Cash Invested
-$26,214
Cumulative Cash Flow
$216,891
Equity After Selling
94.6%
Total Return on Cash
| Year | Monthly Rent | Monthly Cash Flow | Cumulative Cash Flow | Equity |
|---|---|---|---|---|
| 1 | $2,400.00 | -$416.75 | -$5,001 | $100,667 |
| 2 | $2,448.00 | -$374.99 | -$9,501 | $114,341 |
| 3 | $2,496.96 | -$332.40 | -$13,490 | $128,546 |
| 4 | $2,546.90 | -$288.95 | -$16,957 | $143,307 |
| 5 | $2,597.84 | -$244.63 | -$19,893 | $158,651 |
| 6 | $2,649.79 | -$199.43 | -$22,286 | $174,603 |
| 7 | $2,702.79 | -$153.33 | -$24,126 | $191,194 |
| 8 | $2,756.85 | -$106.30 | -$25,401 | $208,454 |
| 9 | $2,811.98 | -$58.33 | -$26,101 | $226,416 |
| 10 | $2,868.22 | -$9.40 | -$26,214 | $245,113 |
Investment Property Calculator — Cash Flow, Cap Rate & ROI
Analyze rental income, expenses, cash flow, cap rate, cash-on-cash return, and total ROI for an investment property. Stress-test vacancy and rent assumptions before you buy.
Common questions
- What is cap rate?
- Cap rate is net operating income divided by property value (or purchase price). It summarizes annual return independent of financing — useful for comparing properties, not a complete picture of leveraged returns.
- What costs should I include beyond the mortgage?
- Include property management, maintenance, insurance, taxes, HOA, vacancy, and capital reserves. Omitting expenses overstated cash flow and ROI.
Learn
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