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Investment
Investment Property Calculator
A rental either produces cash flow or it doesn't, and the honest version of that calculation includes vacancy, maintenance and management, even if you plan to self-manage.
DSCR matters separately: it's how investor lenders qualify the loan on the property rather than on your personal income.
Your numbers
Your results
Monthly cash flow
-$196
Negative, the property costs you monthly
- Cap rate
- 5.59%
- Cash-on-cash return
- -4%
- DSCR
- 1.14Financeable, thin
- Monthly P&I
- $1,337
- Operating expenses
- $959
- Total cash invested
- $58,900
- Annual NOI
- $13,691
What happens if you change this
At $2,100 rent, this property loses $196 a month after debt service, with a 5.59% cap rate and -4% cash-on-cash on $58,900 invested. The DSCR of 1.14 is what an investor lender underwrites, financeable but thin; a larger down payment raises it. Raising the down payment to 25% would improve DSCR and cash flow but lower your cash-on-cash return, that's the core trade in rental financing.
Keep these numbers
Your results are yours already. If it helps, send them to yourself, or have Corie look at the same scenario and tell you what she would change.
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Questions people ask
- What DSCR do lenders want?
- Most DSCR programs look for 1.0 or better, with the best pricing at 1.2 and above. Below 1.0 some lenders still lend with compensating factors, at a cost.
- Should I count management if I self-manage?
- Yes, if you want an honest number. Your time has value, and one day you may hire it out. A deal that only works because you work for free is fragile.
Estimates for education only, not a loan approval, rate quote, or commitment to lend. Actual figures depend on credit, property, program guidelines, and market conditions at the time of lock. Corie Adams · NMLS #1875205 · Network Funding, LP · NMLS ID #2297 · Equal Housing Opportunity.
In plain English
It runs a rental through the numbers that decide whether it works: cash flow, cash-on-cash return and the reserves behind it.
When to use it
- You are evaluating a specific listing as a rental
- You are comparing two properties in different markets
- You want to know what rent the property needs to break even
Common mistakes
- Assuming full occupancy
- Vacancy, turnover and maintenance are certainties. Budget them as line items.
- Skipping management costs
- Even self-managing has a cost in time. Price it in so the numbers survive a handoff.
- Using owner-occupied loan terms
- Investment financing carries different rates, down payments and reserve requirements.
Recommended next steps
Turn the estimate into real numbers.
A pre-approval replaces the assumptions above with your actual income, credit, and the terms available to you today.
Related calculators
Other numbers worth running.
Comparison
Rent vs Buy Calculator
Compare renting and owning over the years you'll actually stay, including equity, appreciation and the cost of selling.
Payment
Mortgage Payment Calculator
See your full monthly payment: principal, interest, taxes, insurance and mortgage insurance, not just principal and interest.
Specialty
HELOC Calculator
Estimate how much you can borrow against your equity, and what the interest-only and repayment payments look like.
Costs
Cash to Close Calculator
The single number that matters most at the start: how much you actually need in the bank.
After the math
Where this number leads.
- Learning pathInvestment pathUnderwriting fundamentals for rentals.
- Case studiesHomeownership storiesReal Pennsylvania files, from the first question to the closing table.
- CalculatorDebt-to-income calculatorHow rental income is counted.
- EducationLearning CenterPlain-language answers organized by learning path, not publication date.