RentScope
100% free · no signup · runs in your browser

Rental Property Calculator

Model any rental deal in seconds: monthly cash flow, cap rate, cash-on-cash return, DSCR and levered IRR, plus a full multi-year projection and exit analysis.

Deal inputs

Purchase
$
%
$
%
%
yr
Income
$
$
%
Operating expenses
%
%
$
$
$
$
Growth & exit
%
%
%
yr
%

Results

Want the full professional model?

RentScope Pro is a self-contained offline model with a 30-year projection, loan amortization, after-tax cash flow, depreciation recapture, capital-gains tax on exit, and 5×5 sensitivity tables — so you can underwrite deals like an analyst.

Get RentScope Pro →

How the numbers are calculated

Net operating income (NOI)

Effective gross income (rent + other income, less vacancy) minus operating expenses (management, maintenance, taxes, insurance, HOA, utilities). NOI excludes the mortgage.

Cap rate

NOI ÷ purchase price. It measures unlevered yield — how much the property earns independent of financing.

Cash-on-cash return

Annual pre-tax cash flow ÷ total cash invested (down payment + closing costs + rehab). It measures the return on the money you actually put in.

DSCR

NOI ÷ annual debt service. Lenders typically want 1.20–1.25×. Below 1.0, the property doesn't cover its mortgage from operations.

Levered IRR

The annualized return on your cash flows plus net sale proceeds, accounting for the holding period. This is the single best summary of a leveraged deal.

1% rule & GRM

The 1% rule compares monthly rent to purchase price; gross rent multiplier = price ÷ annual gross rent. Both are quick heuristics, not full analyses.

How to analyze a rental property in 5 steps

  1. Estimate income. Use realistic market rent and subtract a vacancy allowance (5–10% is common).
  2. Add up operating expenses. Management (8–10% of collected rent), maintenance (5–10%), taxes, insurance, HOA and any owner-paid utilities.
  3. Compute NOI and the cap rate. This tells you whether the property is priced sensibly versus comparable deals.
  4. Lay on the mortgage. Your monthly cash flow is NOI minus principal & interest. Check DSCR before assuming a lender will approve.
  5. Project the exit. Appreciation, loan paydown and cash flow combine into total profit and IRR over your hold period.

Frequently asked questions

What is a good cap rate for a rental property?

Cap rate varies by market and risk. Single-family rentals often trade around 4–8%, while higher-risk or lower-appreciation markets may reach 8–12%. Compare against similar local deals rather than a single national number.

What DSCR do lenders require?

Many lenders look for a debt service coverage ratio of 1.20–1.25 or higher. Below 1.0 the property's net operating income does not cover its mortgage.

What is a good cash-on-cash return?

A common target is 8% or more, though this depends on leverage, market and strategy. Highly leveraged deals can show high cash-on-cash returns with correspondingly higher risk.

Does this calculator include taxes and depreciation?

The free calculator shows pre-tax cash flow and returns. The full RentScope Pro model adds income tax, depreciation and after-tax returns.

Is my data stored anywhere?

No. Everything runs in your browser. Nothing is uploaded.

Free calculators & guides

Cap Rate Calculator · DSCR Calculator · Cash-on-Cash Return Calculator · 1% Rule Calculator · BRRRR Calculator · NOI Calculator · Gross Rent Multiplier (GRM) · Break-Even Occupancy · 50% Rule Calculator · House Hack Calculator · 1031 Exchange Calculator · Rental Property Depreciation Calculator · Seller Financing Calculator · Hard Money Loan Calculator

Disclaimer: RentScope is an educational estimation tool, not financial, tax or investment advice. Projections rely on assumptions you enter and will differ from actual results. Verify figures with a qualified professional before investing.