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Rental property calculator

Analyse a rental property like an investor: from the price, financing, rent and operating costs it works out the monthly mortgage, the cash flow, the capitalisation rate, the cash-on-cash return and the gross yield — the core numbers that tell you whether a deal makes money.

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The Rental property calculator turns Purchase price, Down payment (%), Interest rate (%), Loan term (years), Monthly rent, Property tax / year, Insurance / year, HOA / month, Vacancy (%), Maintenance (% price/yr), Management (% rent), Closing + repairs (cash in) into Monthly mortgage (P&I), Monthly cash flow, Cap rate, Cash-on-cash return, Gross yield, instantly and for free. For instance, with Purchase price = $300,000.00, Down payment (%) = 20, Interest rate (%) = 6.5, Loan term (years) = 30, Monthly rent = $2,500.00, Property tax / year = $3,600.00, Insurance / year = $1,200.00, HOA / month = $0.00, Vacancy (%) = 5, Maintenance (% price/yr) = 1, Management (% rent) = 0 and Closing + repairs (cash in) = $6,000.00 it returns Monthly mortgage (P&I) = $1,516.96, Monthly cash flow = $208.04 and Cap rate = 6.9%.

How to use it

  1. Enter your values: Purchase price, Down payment (%), Interest rate (%), Loan term (years), Monthly rent, Property tax / year, Insurance / year, HOA / month, Vacancy (%), Maintenance (% price/yr), Management (% rent), Closing + repairs (cash in).
  2. Read the result instantly: Monthly mortgage (P&I), Monthly cash flow, Cap rate, Cash-on-cash return, Gross yield.

Frequently asked questions

What does the Rental property calculator actually compute?

It takes Purchase price, Down payment (%), Interest rate (%), Loan term (years), Monthly rent, Property tax / year, Insurance / year, HOA / month, Vacancy (%), Maintenance (% price/yr), Management (% rent) and Closing + repairs (cash in) and derives Monthly mortgage (P&I), Monthly cash flow, Cap rate, Cash-on-cash return and Gross yield from them. The calculation is live as you type, so the result updates on every change.

What information do I need to provide?

12 values: Purchase price ($), Down payment (%), Interest rate (%), Loan term (years), Monthly rent ($), Property tax / year ($), Insurance / year ($), HOA / month ($), Vacancy (%), Maintenance (% price/yr), Management (% rent) and Closing + repairs (cash in) ($). Nothing else is required — no account, no file upload.

Can you show a worked example?

With Purchase price = $300,000.00, Down payment (%) = 20, Interest rate (%) = 6.5, Loan term (years) = 30, Monthly rent = $2,500.00, Property tax / year = $3,600.00, Insurance / year = $1,200.00, HOA / month = $0.00, Vacancy (%) = 5, Maintenance (% price/yr) = 1, Management (% rent) = 0 and Closing + repairs (cash in) = $6,000.00, the calculator returns Monthly mortgage (P&I) = $1,516.96, Monthly cash flow = $208.04 and Cap rate = 6.9%. Those figures come from running this exact tool, so you can reproduce them by entering the same values.

What happens if I enter larger values?

It moves a lot. Using Purchase price = $600,000.00, Down payment (%) = 40, Interest rate (%) = 7.2, Loan term (years) = 60, Monthly rent = $5,000.00, Property tax / year = $3,960.00, Insurance / year = $2,400.00, HOA / month = $5.00, Vacancy (%) = 10, Maintenance (% price/yr) = 2, Management (% rent) = 5 and Closing + repairs (cash in) = $12,000.00 instead, Monthly mortgage (P&I) goes from $1,516.96 to $2,189.50 — which is why it is worth testing a few scenarios rather than trusting a single figure.

What does it give for smaller values?

Scaled down to Purchase price = $150,000.00, Down payment (%) = 10, Interest rate (%) = 5.9, Loan term (years) = 15, Monthly rent = $1,250.00, Property tax / year = $3,240.00, Insurance / year = $600.00, HOA / month = $1.00, Vacancy (%) = 3, Maintenance (% price/yr) = 1, Management (% rent) = 1 and Closing + repairs (cash in) = $3,000.00, Monthly mortgage (P&I) comes out at $1,131.93. The relationship is worth checking at both ends before you rely on a single result.

When would I actually use this?

Setting or checking a rent, working out the yield a property really returns, and splitting a part-month at the start or end of a tenancy.

What is the most common mistake?

Quoting a gross yield. Once charges, tax, insurance, management and vacancy are taken out, the net figure is routinely a third to a half lower.

What is the difference between the Rental property calculator and the Rental cash-flow calculator?

This one returns Monthly mortgage (P&I) and Monthly cash flow; the Rental cash-flow calculator returns Monthly cash-flow and Yearly cash-flow. That is the whole difference — open the one whose figure you need.

Is there a tool for the next step?

Rental yield calculator is the closest one after this: Compute the gross and net rental yield of an investment property, after acquisition costs, vacancy and running costs.

What else is worth having open alongside it?

Gross rent multiplier calculator and Maximum rent calculator — they come up in the same task often enough to be worth a second tab.

Further reading

All guides →
ExplainerWhat a Rental Property Actually EarnsGross rent minus mortgage says $15,934. The real cash flow is $1,392.56. Here is the full profit-and-loss account line by line, and the four separate returns a rental produces — of which cash flow is the smallest.How-toHow to Calculate Rental Cash Flow (And the Yield You Need to Break Even)Rent minus charges minus the loan. On an 80 percent mortgage at 3.5 percent over 25 years, a rental only breaks even from about 7.1 percent gross yield — here is the full calculation.GuideFurnished or Unfurnished in France: the Real Gap Once Tax Is PaidFurnishing a flat moves it from one tax code to another: 50 % of the rent is written off instead of 30 %, and a landlord on the full regime can depreciate the building. Since 15 February 2025 that depreciation is clawed back on sale, which changes the whole calculation.ExplainerVacancy Is Not a Percentage You Lose — It Is a Month You Do Not CollectSix weeks empty is 11.11 percent vacancy on a one-year tenancy and 4.00 percent on a three-year one. The break-even rent increase that justifies risking that void is 29.52 percent over a year and 8.99 percent over three.ExplainerThe Gross Rent Multiplier Is Not a YieldGRM is price divided by annual gross rent — a screening ratio that ignores vacancy, costs, financing and tax. Two properties at $300,000 with $25,000 of rent both score 12.0, and one yields 5.83 percent while the other yields 3.75.ExplainerParking Ratios and the Arithmetic Behind a Car ParkA ratio of 4 spaces per 1,000 sq ft puts 200 spaces on a 50,000 sq ft office — and 51,000 sq ft of asphalt, more land than the building itself. The ratio is a policy choice, not a measurement.