Rental Property Calculator
Cash flow, cap rate, cash-on-cash, and DSCR for a buy-and-hold rental.
Your numbers
Purchase & financing
Income
Operating expenses
Monthly cash flow
-$466
Income minus every expense and the mortgage payment.
- Cap rate
- 4.0%
- Cash-on-cash
- -6.9%
- DSCR
- 0.67
- NOI (annual)
- $11,472
- Mortgage (P&I)
- $1,422
- Cash invested
- $81,250
- Rent-to-price
- 0.8%
NOI ÷ purchase price
Annual cash flow ÷ cash invested
NOI ÷ debt service. Lenders want ≥ 1.25
The old “1% rule” screen
Monthly operating statement
| Line item | Monthly |
|---|---|
| Gross income | $2,200 |
| Vacancy loss | −$132 |
| Property tax | −$500 |
| Insurance | −$150 |
| HOA | −$0 |
| Maintenance | −$176 |
| Management | −$176 |
| CapEx reserve | −$110 |
| Net operating income | $956 |
| Mortgage (P&I) | −$1,422 |
| Cash flow | -$466 |
Estimates for planning only. Not financial, tax, or legal advice. Verify every number with your own due diligence and advisors.
How this calculator works
A rental property calculator builds the property's operating statement (income minus vacancy and operating expenses) to find net operating income (NOI), then layers in financing to compute the numbers investors and lenders screen on: monthly cash flow, cap rate, cash-on-cash return, and debt-service coverage ratio (DSCR).
The defaults reflect a typical DFW single-family rental, including Texas-level property taxes. Adjust the reserves (maintenance, CapEx, management) to match how you actually operate.
Related calculators
Rental Property questions, answered.
In the current DFW market, stabilized single-family rentals commonly trade at 5–7% cap rates. Higher cap rates usually mean more risk or more work; below 5%, you're betting primarily on appreciation rather than income.
Debt-service coverage ratio is NOI divided by the mortgage payment. Investment-property lenders typically require at least 1.20–1.25, meaning the property's income covers the loan with a 20–25% cushion. Below 1.0 the property doesn't pay its own mortgage.
As a strict filter, rarely. Few DFW properties rent for 1% of their price per month at today's values. It survives as a quick comparison metric: the closer a deal gets to 1%, the stronger its cash flow will be relative to price.
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