Best Rental Property Calculator & 7 Other Helpful Equations

Key Takeaways

The ability to evaluate deals is crucial to the success of any real estate investor. Whether you are deciding if you should move forward with a deal or simply evaluating an existing property, a thorough rental property analysis is key. Luckily, with the right rental property calculator, making those choices becomes easier. So if you want to find the best investment properties with the most attractive profit margins, try using the following calculations to analyze your next deal… You might be surprised by what they can help you predict.

Investment Property Analysis: 8 Factors To Consider

A thorough rental property analysis will provide insights on the potential profitability of a given deal; that’s why it is crucial to know which indicators to look for and consider. Here are eight crucial factors for your next rental property cash flow analysis:

  1. Location: You can change a lot about a property, but you can’t move it to another neighborhood. The location of a rental property will influence its desirability and your ability to keep vacancy rates low. Pay attention to market factors when deciding on an area, and don’t be afraid to shop around.

  2. Income And Cash Flow: Income refers to the amount of rental income generated, while cash flow represents the net amount of cash being transferred into and out of a property. These indicators can help investors determine whether or not a property will be profitable.

  3. Property Type: Property type refers to the number of units and type of house you are looking at. Examples include single-family homes, multi-family homes, duplexes, apartments, townhouses, condos, and more. Each type of property will come with unique advantages and disadvantages, so be sure to weigh the pros and cons of each property in your area.

  4. Ideal Tenants: Tenants are where most of your income is generated when investing in rental properties, which is why the right tenants are crucial to your success as a real estate investor. Meet with the current owners of a property and ask if they have any problems with the existing tenants. It will also benefit you to tailor your marketing techniques and prepare appropriate rental applications to attract reliable tenants.

  5. Vacancy Rates: Vacancy rates are determined by looking at what portion of the year a property does not have tenants. A perfect vacancy rate would be zero percent, meaning the property is generating rental income through the entire year. While it is not impossible to have a nonexistent vacancy rate, factor in the possibility of vacancies when calculating possible rental expenses.

  6. Rental Strategy: Decide whether you are focusing on short- or long-term rental properties, which will influence the types of homes and areas you should invest in. A long-term rental property is a more traditional rental property involving leases, and long-term tenants. Short-term rentals are typically thought of as vacation homes or Airbnb rentals. Both can yield attractive results, depending on your target real estate market.

  7. Operating Expenditures: Operating expenditures are any ongoing costs of running a rental property. They include maintenance costs, equipment, insurance, utilities and any other operational costs. To determine operating expenditures, add up maintenance costs, property management fees and and other costs of running the property.

  8. Capital Expenditures: Capital expenditures refer to issues that need to be taken care of periodically, but not as frequently as operating costs. Physical assets such as property, industrial buildings, or equipment could be counted as capital expenditures. To better understand the differences between capital and operating expenditures, check out this in-depth analysis.

[ Learn how to analyze deals like a pro! Attend a FREE real estate class in your area to learn how to identify the most rewarding investment deals. ]

rental calculator

How To Calculate Rental Income

A rental property calculator works by relying on certain variables to determine the potential performance of the investment property. For example, investors should gather as much information as they can about the property (like the purchase price and property value). Investors should also be ready to estimate a few numbers based on the information they do have, such as the vacancy rate and rental price. Read through the following list of variables to help you get started calculating rental income today:

  • Current Property Value: The current property value is how much the property in question is currently worth. Investors should not take the purchase price at face value, and should instead hire a professional appraiser to complete a report. The property value will help you determine a number of calculations, and can even help with your purchase negotiations.

  • Total Cash Investment: This refers to the amount of cash investors put towards the property, including the down payment and any renovation costs. Investors who purchase a property in all cash could therefore include the entire purchase price.

  • Closing Costs: Lender, notary and attorney fees are all included in the total closing costs. These also refer to costs incurred during the title search, property transfer and loan origination. Closing costs typically range from two to five percent of the total purchase price.

  • Mortgage Rate: A mortgage rate is simply the interest rate for the loan used to finance the property. If you have not yet purchased the property, this information should still be available by consulting your lender with the necessary information.

  • Loan Term: Loan term refers to the length of a given loan. On average a rental property loan term could range from 10 to 25 years. The loan term will help when calculating operating costs and more.

  • Rental Yield: Rental yield is the anticipated monthly rent from an investment property. Include any income generated from monthly rent payments, parking permits, laundry services, or other cash flow from the property. If you are unsure of the current rental yield (per the seller) use market research to help make an accurate esimate for the property.

Once you have some basic information on the rental property, you can rely on a rental property analysis calculator to estimate the profitability automatically. There is a wide array of rental property analysis software that can assist you during this process. Depending on which calculation you are trying to determine first, you can search online for different rental property calculators. This rental ROI calculator provided by SparkRental is a great place to start, as well as this annual cash flow calculator by

If you do opt to act as your own rental income calculator, there are several formulas you can rely on to help. Create a rental property analysis spreadsheet using Microsoft Excel or Google Sheets—depending on what you are comfortable with—and prepare to start your calculations. Whether you choose an online rental calculator or pen and paper, be careful as you determine the above variables to ensure your deal analysis is as accurate as possible.

When To Use A Rental Calculator

A rental property calculator should be used by investors analyzing potential deals or evaluating existing rental properties. While a rental property calculator is not required for making sound investment decisions, it can provide insights to the potential or current profits of a property. Investors who employ a rental property calculator when deciding whether or not to invest in a given property can avoid making costly mistakes. On the other hand, investors who rely on a rental property calculator to evaluate existing properties can determine if it is time to sell or reorganize.

Investment property calculators are helpful in evaluating almost any type of property, ranging from single-unit homes to multi-unit apartment buildings. These calculators are not exclusive to first-time investors either! Any investor, regardless of experience, can use the calculations to help make accurate predictions on potential rental yield and so much more. In addition, investors who are selling a property can pass on the findings from their rental property calculations to the buyer to speed up and improve the sale. Remember, the right rental property calculator can effectively guide you through both buying and selling an investment property.

What Is A Good ROI For A Rental Property?

ROI in real estate stands for “return on investment”, otherwise known as the amount of profits investors can expect to receive from a rental property. While a good ROI will vary from investor to investor, there are some ranges that can be used as general guidelines. An ROI between five and 10 percent is reasonable for most rental properties. On the opposite end of the spectrum, an ROI of over 10 percent typically represents a great investment opportunity.

As you consider the ROI on rental property, remember to pay careful attention to each variable you consider, such as the vacancy rate, operating costs and more. Keep in mind it is better to err on the side of caution when estimating the potential ROI. By identifying accurate numbers, and leaving yourself some wiggle room, you can help ensure your estimates are as close to reality as possible.

7 Cash Flow Equations For The Passive Income Investor

In order to calculate cash flow for a given property, there are several formulas investors will want to be familiar with. While these calculations may seem overwhelming at first, understanding how to calculate rental income and more is crucial for any deal analysis. Here are seven cash flow equations investors can use when evaluating a property:

  1. Net Operating Income

  2. Cash On Cash Returns

  3. Return On Investment

  4. Rental Yield

  5. Internal Rate Of Return

  6. Capitalization Rate

  7. Cash Flow

rental property calculator

Net Operating Income

Net operating income is the amount of income generated, after operating costs have been taken into account. The formula is simple: take the generated income and subtract the total operating costs. Remember to take time to accurately assess the expected operating costs, which include anything it takes to maintain regular operations. This will help provide a better idea of the potential profitability of a given deal.

Cash On Cash Returns

Cash on cash returns help contextualize the overall potential of an investment by taking the annual cash flow and dividing it by the total cash investment. Essentially, this formula looks at the profits generated in one year in relation to the total loan payments made during that same year. Calculating cash on cash returns are helpful when looking at the return on investment of a given property.

Return On Investment

The return on investment, or ROI, is one of the most common terms used in real estate. ROI shows the expected profits of a given deal as a percentage, and is relatively simple to calculate. This makes it an easy point of reference for investors analyzing deals. In order to calculate the ROI of a property take the estimate annual rate of return, divide it by the property price and then convert into a percentage. Rental properties are known to yield anywhere from five to 10 percent, with some investments even going above ten.

Rental Yield

Rental yield is the gross rental income a property generates in relation to the investment’s total purchase price. It can be determined by dividing the annual rental income by the total purchase price, and is always converted to a percentage. The rental yield can help determine the long-term viability of a given investment. For example, if the rental yield is negative or even then the investment will either cause investors to lose money or break even. A good rule of thumb for rental yield is to look for properties at or above seven percent.

Internal Rate Of Return

This is where many investors get lost, so just remember there are resources online that can help with this calculation. The internal rate of return (IRR) is used to determine the value of an investment during the time of ownership. It is yet another method used to decide whether or not an investment is desirable. The formula requires a number of variables including the purchase price, cash flow of the current period, length of current period, and the net present value. In most cases, a higher IRR signals the potential for greater cash flow from an investment.

Capitalization Rate

The cap rate of a property is used to calculate the expected returns of an investment. While it is most commonly used in commercial real estate, residential investors may find it useful as well particularly when evaluating risk. A high cap rate typically correlates with a higher level or risk, while a low cap rate can signify lower levels. To determine the capitalization rate, investors need to divide the net operating income by the total property price. The final value will be expressed as a percentage.

Cash Flow

Cash flow is the amount of money an investment generates each month through rent, after the expenses of the property are taken into consideration. The formula is a relatively easy one to get down: simply subtract the operation costs and mortgage payment from the total rental income value. Most investors look at this metric on a monthly basis, so consider that as you determine your income and expenses. The higher the estimated cash flow, the more an investor stands to make from a given property.


No matter where you are in your career as a real estate investor, the right rental property calculator can help guide your investment decisions. If you are evaluating an existing property, place an emphasis on finding accurate numbers. By carefully calculating your property’s performance, you can determine how to move forward. When used correctly, a reliable rental property calculator can enable investors to choose profitable real estate deals and—in turn—boost their portfolios.

Which calculations did you find most helpful? Share your thoughts in the comments below.

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