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.

Investment

Affordability

Rent vs. Buy

BRRRR

Purchase Price ($)

Down Payment (%)

Interest Rate (%)

Monthly Rent ($)

Annual Property Tax ($)

Annual Insurance ($)

Operating Expenses (Estimates)

Vacancy (%)

Repairs (%)

CapEx (%)

Property Mgmt (%)

Annual Gross Income ($)

Monthly Debt Payments ($)

Target DTI (%)

Home Price ($)

Rent ($/mo)

Years to Hold

Acquisition + Rehab ($)

ARV ($)

Refinance LTV (%)

$0

Monthly Cash Flow

0.00%

Cap Rate

0.00%

Cash-on-Cash ROI

$0

Affordable Home Price

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

➡️ 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.