Screening values available
Newer numbers from the Screening page haven’t been applied here.
Calculator step 1 of 6
Calculator · Step 1
Property Basics
Enter the address and price. Defaults handle everything else — refine later.
Price Type
Used to auto-estimate rehab costs in the Rehab Plan step.
For depreciation calculations in the Export step.
Affects IRR and ROI projections.
Calculator step 2 of 6
Calculator · Step 2
Financing
Loan terms and closing costs — calculates your monthly payment and total cash to close.
Who Is Financing This?
A bank lends against its own underwriting. A seller carries the note themselves. Subject-to means you take over the loan already on the property. Cash means no loan at all.
75 = 75% financed, 25% down
Lender's Product: Conventional
Mortgage Insurance (PMI): Auto
PMI Charged
Auto: charged only when the loan starts above 80% LTV, and dropped at the threshold below. Always: charged for the whole hold regardless of LTV (FHA-style life-of-loan MIP). Off: never charged.
Annual %, charged on the current loan balance. Type 0 for a VA or lender-paid loan that carries none.
Replaces rate
Your lender's actual monthly figure. Blank = derive it from the rate.
Balance below this share of the original price ends PMI. Default 78%; type 0 for a premium that never drops.
Set Down Payment / Payment Directly: Off
Overrides LTV
Cash down in dollars. The loan amount, and every figure derived from it, follows this instead of the LTV field. Blank = use LTV.
Overrides P&I
The payment written on the note. Interest still accrues at the rate above, so a payment below the interest simply stops the balance falling. Blank = compute it.
Lease Option: None
The price locked in by the option. Leave blank if you are not buying on an option.
How long you hold the right to buy before exercising.
Paid up front for the right to buy. Usually credited at exercise and usually non-refundable if you walk.
Option Fee Credits?
What you pay the owner each month during the option period.
The part of each payment that comes off the purchase price. Capped at the payment — a credit larger than what you pay would manufacture value out of nothing.
Rent you collect while holding the option — a "sandwich". A well-structured one makes the option period pay you rather than cost you.
Prepayment Penalty: None
Shape
Flat charges one rate for the whole period. Step-down is the classic 5/4/3/2/1 — the headline rate in year one, a point less each year after. Past the period there is no charge at all.
Percentage of the balance being retired. Leave blank or 0 if the note is freely prepayable — worth negotiating for.
How long it applies from closing. 36 and 60 are the usual terms. Charged on a refinance and on a sale inside the window alike.
Partner / JV: None
How much of the cash to close the partner puts up. Leave blank if you are funding the whole deal. Capped at the cash to close — the rest is yours.
Annual return on the partner's unreturned capital, paid from cash flow before any split. Unpaid pref accumulates — it is a claim, not a coupon that expires.
Of what is left after the pref. A negative year is funded pro rata to capital instead — a partner who put up 80% of the money funds 80% of a shortfall, whatever the profit split says.
Applied after unpaid pref, the partner's capital and yours have all been returned from the sale proceeds.
Refinance: None
When
Without a refinance a balloon is charged as cash in that year — which assumes you wrote the cheque rather than refinanced. Nothing happens if the hold ends first; the panel below says so.
Second Note / Carry-Back: None
Payments on the second
Leave the amount blank for a single-loan deal. The amount comes off the cash due at closing and is repaid in full on the month below — a split down payment on a seller carry, the seller's equity behind a subject-to, or a seller second behind a bank loan.
Capped at the down payment — a second note larger than the down would hand you cash at closing.
0% is a real answer — a deferred slice of the down payment often carries none.
Month the principal is due in full. Still outstanding at the sale? It is paid off from the proceeds like any other lien.
Down Payment$0
Monthly P&I$0
Monthly PITI$0
P&I, PMI and the down payment are computed here but can each be set directly in the two panels above. PITI is their sum plus taxes and insurance from the Expenses step.
Est. 1.3%
Est. 1.4%
Est. 1%
Auto $5k/unit
Auto
Reduces cash
Amount the seller agrees to pay toward closing costs.
Reduces cash
Lender-paid closing costs in exchange for a higher rate.
Added to loan
Portion of closing costs rolled into the loan balance.
Net Cash for Closing
$0
Closing fees applied$0
Bank fees applied$0
Broker fees applied$0
Maintenance reserves applied$0
These four plus the down payment (and points, less credits and financed costs) are your cash to close. A blank field above means its estimate is being charged — type 0 to remove one.
Total Cash To Close
$0
Calculator step 3 of 6
Calculator · 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
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
$0/mo
$0/mo
Total annual premium for the entire property — not per unit.
$0/mo
$0/mo
Entry mode: $ Amount
Enter the annual tax bill directly.
$0/mo
$0/yr
$0/yr
$0/yr
$0/yr
$0/yr
$0/mo
$0/mo
$0/mo
Set aside monthly (all three)$0
Set aside annually (all three)$0
Of which sits below NOI (CapEx + Other)$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
Calculator step 4 of 6
Calculator · Step 4
Rehab Plan
Pick a scenario or enter costs line by line.
Financing Method
Needs Sq Ft from Property Basics to auto-fill.
Total Rehab Cost
$0
Calculator step 5 of 6
Calculator · Step 5
Returns & Decision
Full investment analysis — metrics, projections, amortization.
Compare Scenario
Scenario Comparison
CAP Rate
NOI ÷ Price. Target ≥6%.
—
DSCR
NOI ÷ Annual Debt — the lender's number. Reserves sit below NOI, so they are not in it. Lenders require ≥1.25.
—
DSCR after reserves
The same ratio with your CapEx and other set-asides taken out too. Repairs & maintenance is already inside NOI above. Always the lower of the two, and the one that reflects what you can actually spend.
—
DSCR @ rate +2%
Lender stress test. Clears underwriting if ≥1.00.
—
DSCR @ rate +3%
Harder stress. Clears if ≥1.00; otherwise refi risk on reset.
—
Break-Even Occupancy
Minimum occupancy at which NOI covers debt. <90% = comfortable, >95% = fragile.
—
NOI (Annual)
Gross income minus operating expenses.
—
Cash-on-Cash
Annual CF ÷ Cash invested (cash to close: down payment + ~3.7% fees + $5k/unit maintenance reserve — the same model Screening uses). Target ≥8%.
—
Cash-on-Cash (After-Tax)
Includes Y1 depreciation + mortgage-interest tax shield. Set your marginal tax rate to enable.
—
IRR (Pre-Tax)
Levered IRR — includes loan payoff and selling costs at exit.
—
IRR (After-Tax)
Net of interest/depreciation shield and recapture/LTCG on sale. Requires Marginal Rate.
— set marginal rate
GRM
Price ÷ Annual Rent. ≤12 strong · 12–18 fair · >18 expensive.
—
| Component | Year 1 | Full Hold |
|---|---|---|
| Cash Flow | — | — |
| Appreciation | — | — |
| Equity | — | — |
| Tax Benefit | — | — |
| Total ROI | — | — |
Historical avg ~3–4%/yr
CPI ~2–3%, markets vary
Paste up to 3 rent and 3 value comps. Median is used — more robust than mean to outliers.
Click Apply to push the median into the calculator; it replaces the area-level estimate.
Median of your comps—
Median of your comps—
Broker (~6%) + transfer tax + closing. Deducted from sale price at exit.
If set, sale price = NOI ÷ exit cap. Overrides appreciation.
Cost Segregation: None (straight-line)
Appliances, carpet, fixtures, cabinetry. A residential study typically finds 15–25%. This is §1245 property and recaptures at your ORDINARY rate on sale, not the 25% cap — the app applies that.
Land improvements — driveways, fencing, landscaping, site lighting. Often 5–10%.
The share of the reclassified basis you expense in year one. An input rather than a constant because the statutory percentage phases down — check the rate for your placed-in-service year.
Federal LTCG: 0 / 15 / 20% by bracket. Applied to gain above basis + recapture.
Projected Sale Price—
Implied Exit Cap Rate—
− Selling Costs—
− Loan Payoff—
= Net Before Tax—
− Depreciation Recapture Tax—
− Capital Gains Tax—
Net After Tax (to investor)—
How Year-1 economics move when a single input is perturbed. Red = negative CF or DSCR below 1.
| Scenario | Annual CF | CoC | DSCR | Cap Rate |
|---|
| Year | Projected Value |
|---|
| Year | Annual Rent | Mo. CF | Annual CF |
|---|
Depreciation Inputs — synced with Property Basics & Income
Property Taxes (Annual)
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
Calculator step 6 of 6
Calculator · Step 6
Export & Share
Download, copy, or share your analysis.
Pro Forma
Data Export
Share
My shared links
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 properties you own · based on your 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
Properties You Own
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.