Real Estate Calculator Estimate cash flow, ROI, affordability, and rent-vs-buy value — for investors, buyers, and house h...
Real Estate Calculator
Estimate cash flow, ROI, affordability, and rent-vs-buy value — for investors, buyers, and house hackers.
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
⚠️ 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.
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.
➡️ Investment Property
Enter purchase price, rent, and operating expenses to get cash flow, cap rate, and CoC.
➡️ Affordability
Model home price you can afford using DTI rules (28% housing, 36% total debt).
➡️ Rent vs. Buy
Compare long-term costs: equity growth vs. rent inflation + investment returns.
➡️ 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.