Rental Property Calculator for U.S. Investors
Use this free rental property calculator to estimate income, operating expenses, monthly cash flow, cap rate, cash-on-cash return and a long-term exit scenario. Every assumption is editable.
Holding-period scenario
10-year projection
Rent, recurring expenses and property value grow at your selected rates. Mortgage balances follow the amortization schedule.
Exit equity
$210,097
Projected total ROI
235.7%
| Year | Monthly rent | NOI | Debt service | Cash flow | Property value | Loan balance | Equity |
|---|---|---|---|---|---|---|---|
| 1 | $3,000 | $24,054 | $17,963 | $6,091 | $309,000 | $222,714 | $86,286 |
| 2 | $3,090 | $24,776 | $17,963 | $6,812 | $318,270 | $220,264 | $98,006 |
| 3 | $3,183 | $25,519 | $17,963 | $7,556 | $327,818 | $217,636 | $110,182 |
| 4 | $3,278 | $26,284 | $17,963 | $8,321 | $337,653 | $214,818 | $122,835 |
| 5 | $3,377 | $27,073 | $17,963 | $9,110 | $347,782 | $211,796 | $135,986 |
| 6 | $3,478 | $27,885 | $17,963 | $9,922 | $358,216 | $208,556 | $149,660 |
| 7 | $3,582 | $28,722 | $17,963 | $10,759 | $368,962 | $205,082 | $163,880 |
| 8 | $3,690 | $29,583 | $17,963 | $11,620 | $380,031 | $201,356 | $178,675 |
| 9 | $3,800 | $30,471 | $17,963 | $12,508 | $391,432 | $197,361 | $194,071 |
| 10 | $3,914 | $31,385 | $17,963 | $13,422 | $403,175 | $193,078 | $210,097 |
Exit property value
$403,175
Selling costs
$24,190
Cumulative cash flow
$96,120
Projected total profit
$198,027
Stress test
Change one risk at a time
These scenarios do not predict performance. They show how the same model reacts to lower rent, more vacancy or higher operating costs.
Your assumptions
Current inputs
$507.57
monthly cash flow
Lower rent
Monthly rent −10%
$259.62
monthly cash flow
More vacancy
Vacancy +5 points
$377.07
monthly cash flow
Higher expenses
Operating costs +10%
$423.02
monthly cash flow
Transparent formulas
How the rental property calculator works
Methodology version: August 9, 2026. See the full methodology for assumptions and limitations.
From scheduled rent to NOI
EstateCalc first subtracts vacancy from scheduled rent, then adds other recurring income. Operating expenses include property taxes, insurance, HOA, owner-paid utilities, recurring costs, maintenance and management. The result is net operating income, or NOI.
From NOI to cash flow
Mortgage principal and interest are calculated with fixed-rate amortization. Debt service is excluded from NOI and subtracted afterward to produce pre-tax cash flow.
Cap rate and cash-on-cash return
Cap rate measures the property before financing by dividing NOI by purchase price. Cash-on-cash return includes financing by dividing annual pre-tax cash flow by the down payment, closing costs and upfront repairs.
Long-term property ROI
The projection compounds your rent growth, expense growth and appreciation assumptions. At exit, it subtracts selling costs and the estimated remaining mortgage balance. It does not include income taxes, depreciation recapture, refinancing, irregular capital expenditures or transaction-specific rules.
Editable example
A worked rental analysis
The starting example is for interface demonstration only. Replace every number with property-specific evidence.
A $300,000 property with 25.0% down, $3,000 monthly rent and 5.0% vacancy produces an estimated $507.57 monthly cash flow under the remaining default assumptions.
- NOI
- $24,054
- Cap rate
- 8.0%
- Cash-on-cash
- 7.3%
Questions