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Step 1
Property Basics
Enter the address and price. Defaults handle everything else — refine later.
Price Type
Asking / Purchase Price
Offer Price
Square Footage
Used to auto-estimate rehab costs in Step 4.
Number of Units
Date Put in Service
For depreciation calculations in Step 6.
Property Type
Holding Period (Years)
Affects IRR and ROI projections.
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Step 2
Financing
Loan terms and closing costs — calculates your monthly payment and total cash to close.
LTV (%)
75 = 75% financed, 25% down
Interest Rate (%)
Loan Term (Years)
Points (%)
Down Payment$0
Monthly P&I$0
Monthly PITI$0
Closing FeesAuto 1.3%
Bank FeesAuto 1.4%
Broker FeesAuto 1%
Maintenance ReservesAuto $5k/unit
Rehab ReserveAuto
Seller Credits
Reduces cash
Amount the seller agrees to pay toward closing costs.
Lender Credits
Reduces cash
Lender-paid closing costs in exchange for a higher rate.
Financed Closing Costs
Added to loan
Portion of closing costs rolled into the loan balance.
Net Cash for Closing
$0
💵 Total Cash To Close
$0
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Step 3
Income & Expenses
This determines your cash flow. Be conservative on income, thorough on expenses.
Number of Units
Total Monthly Rent$0
Total Annual Rent$0
Misc Monthly Income
Laundry, parking, storage, pet fees, etc.
Gross Rents (Monthly)$0
Gross Rents (Annual)$0
Misc Income (Annual)$0
Total Gross Income (Mo)$0
Total Gross Income (Yr)$0
Vacancy Rate
$0/mo
Property Management (%)
$0/mo
Insurance (Annual)
$0/mo
Flood Insurance (Annual)
$0/mo
Property Taxes (Annual)
Enter the annual tax bill directly.
$0/mo
Reimbursable Expenses (Monthly)
Oil / Gas (Mo)
$0/yr
Electricity (Mo)
$0/yr
Water / Sewer (Mo)
$0/yr
Trash (Mo)
$0/yr
Landscaping (Mo)
$0/yr
Building (%)
$0/mo
Repairs (%)
$0/mo
Other (%)
$0/mo
Total Reserves (Monthly)$0
Total Reserves (Annual)$0
Total Expenses (Monthly)$0
Total Expenses (Annual)$0
CF After Debt (Monthly)$0
CF After Debt (Annual)$0
💰 CF After All Res & Debt (Mo)
$0
CF After All Res & Debt (Yr)$0
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Step 4
Rehab Plan
Pick a scenario or enter costs line by line.
Financing Method
Rehab Level (Quick Estimate)
Needs Sq Ft from Step 1 to auto-fill.
Interior
Exterior
Roof / Siding
HVAC
Landscaping
Permits
Total Rehab Cost
$0
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Step 5
Returns & Decision
Full investment analysis — metrics, projections, amortization.
🎯 What-If Analysis
Monthly Rent
$0
Interest Rate
0%
Vacancy Rate
5%
Purchase Price
$0
Monthly CF
—
→
—
⚠️ Preview only — sliders simulate changes without updating your saved inputs. Adjust the actual fields above to change the real calculation.
Compare Scenario
⚡ Scenario Comparison
CAP Rate
NOI ÷ Price. Target ≥6%.
—
DSCR
NOI ÷ Annual Debt. Lenders require ≥1.25.
—
NOI (Annual)
Gross income minus operating expenses.
—
Cash-on-Cash
Annual CF ÷ Cash invested. Target ≥8%.
—
IRR
Total return rate over hold period.
—
GRM
Price ÷ Annual Rent. ≤12 strong · 12–18 fair · >18 expensive.
—
| Component | Year 1 | Full Hold |
|---|---|---|
| Cash Flow | — | — |
| Appreciation | — | — |
| Equity | — | — |
| Tax Benefit | — | — |
| Total ROI | — | — |
Annual Appreciation (%)
Historical avg ~3–4%/yr
Annual Rent Increase (%)
CPI ~2–3%, markets vary
| Year | Projected Value |
|---|
| Year | Annual Rent | Mo. CF | Annual CF |
|---|
Depreciation Inputs — synced with Step 1 & Step 3
Date Put in Service
Property Type
Property Taxes (Annual)
Building Value
Outbuildings
Land Value
Your Marginal Tax Rate
Optional
%
Federal + state combined. Converts your depreciation and interest
deductions into actual dollars saved. Leave blank to use raw deduction
amounts in the ROI table.
Building % of Total0%
Annual Depreciation$0
First-Year Depreciation$0
Mortgage Interest Deduction$0
Total Taxable Income (Yr 1)$0
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Step 6
Export & Share
Download, copy, or share your analysis.
Pro Forma
Data Export
Share
Snapshots
Monthly Cash Flow—
Cash to Close—
CAP Rate—
DSCR—
Cash-on-Cash—
IRR—
GRM—
🔒 All data is stored locally on your device — nothing is uploaded. This tool provides estimates for informational purposes only. Always consult a licensed agent, lender, and CPA before investing.
Portfolio Overview
Properties
0
Annual CF
$0
Avg CAP
—
Avg Score
—
Equity & Wealth Projection based on inputs · hold period avg
Total Equity
—
Loan Balance
—
Appreciation
—
Total ROI
—
Equity Growth Over Time
Appreciation + principal paydown across all properties
Cumulative Cash Flow
Projected annual cash flow accumulation
All Properties
What this calculator analyzes
RentalMath is a free real estate investment calculator for rental property, BRRRR, fix-and-flip, and multifamily analysis. It calculates cash flow, cap rate, cash-on-cash return, ROI, IRR, DSCR, NOI, depreciation, rehab costs, closing costs, and rent projections. Works fully offline — no signal needed.