Investment Property Calculator Estimate cash flow, ROI, and equity growth for rental properties, house hacks, flips, and ...

Investment Property Calculator

Estimate cash flow, ROI, and equity growth for rental properties, house hacks, flips, and BRRRR deals.

Rental Property

House Hack

Fix & Flip

BRRRR Strategy

Purchase Price ($)

Down Payment (%)

Interest Rate (%)

Monthly Rent ($)

Annual Property Tax ($)

Annual Insurance ($)

Live in one unit, rent others. Adjust rent & expenses for owner-occupied portion.

Purchase Price ($)

Units 2-unit 3-unit 4-unit

Purchase Price ($)

Rehab Cost ($)

After Repair Value ($)

Acquisition + Rehab ($)

ARV ($)

Refinance LTV (%)

Operating Expenses (Estimates)

Vacancy (%)

Repairs (%)

CapEx (%)

Property Mgmt (%)

$0

Monthly Cash Flow

0.00%

Cap Rate

0.00%

Cash-on-Cash ROI

0.00%

Total Return (5-Yr)

Annual Cash Flow Breakdown

Key Metrics Explained

Cap Rate** = (NOI / Property Value) × 100% → Measures unleveraged return; ideal for comparing deals.

Cash-on-Cash (CoC)** = (Annual Cash Flow / Total Cash Invested) × 100% → Your actual return on *cash used* (down payment + closing + rehab).

Total Return** = (Cash Flow + Appreciation + Principal Paydown) / Equity → True long-term wealth builder.

2025 Benchmarks: • Cap Rate: 4.5–6.5% (SFH), 5.5–7.5% (MFH) • CoC: 5–10% for solid deals • < 4% Cap = likely overpriced in most markets

Financing & Risk Factors

⚠️ Critical considerations:

• Down Payment: 15%+ for 1–4 units (Fannie/Freddie); 20–25% for 5+ (DSCR loans).
• Interest-Only vs. Amortizing: IO gives higher cash flow early but no equity build-up.
• Debt Service Coverage Ratio (DSCR): Lenders require ≥1.25× (e.g., $1,250 NOI for $1,000 mortgage).
• Vacancy & Repairs: Underestimating by 2% = $600/mo loss on $2,500 rent.
• Rent Control: In CA/NY, limits appreciation + cash flow upside.

✅ Pro Tip: Run worst-case scenarios: 10% vacancy, 5% repairs, 20% rent drop.

Tax & Wealth Strategies

Depreciation: $300K property → $10,909/yr deduction (27.5-yr straight-line) → saves $3,000+ in taxes (28% bracket).

Cost Segregation: Accelerate depreciation — write off 20–30% of purchase price in Year 1.

1031 Exchange: Defer capital gains by rolling sale proceeds into a like-kind property.

BRRRR Example: • Buy + rehab: $220K • ARV: $300K • Refinance @ 75% LTV: $225K cash-out → $5K net cash invested → **100%+ ROI**, repeat.

How to Use This Calculator

➡️ Rental Property

Enter purchase price, rent, and operating expenses to get cash flow, cap rate, and CoC.

➡️ House Hack

Model owner-occupant savings (lower rates, <20% down) + rental income from other units.

➡️ Fix & Flip

Estimate profit: ARV × 70% − (Purchase + Rehab) = max offer.

➡️ BRRRR

Simulate the full cycle — buy, rehab, rent, refinance, repeat — with cash-out math.

Note: Assumes 30-yr amortization, no rent growth, 3% annual appreciation. Adjust for your market.