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Utilnivo

Rental Property Calculator

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Estimate NOI, cap rate, cash flow, and cash-on-cash return.

  • 100% Free
  • No signup
  • Private & secure
  • Instant results
  • On your device

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Your information stays on your device and is not uploaded.

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Calculate net operating income, capitalization rate, annual cash flow after debt service, and cash-on-cash return for a rental property.

Rental property math must include capex reserves—not just property management and taxes—or optimistic cash flow collapses when roofs and HVAC replace.

Leverage magnifies returns and losses; cash-on-cash differs from cap rate because financing changes equity deployed.

Local landlord laws, insurance spikes, and rent control affect outcomes beyond spreadsheet assumptions.

How to use this tool

Enter purchase price, down payment ($ or %), rent, vacancy ($ or % of gross rent), other income, and base operating expenses. Add management and CapEx percents. Either enter annual debt service or optional financing inputs, then calculate.

Worked example

A $350,000 property with $36,000 rent, 8% management, and 5% CapEx reserve typically shows a mid-single-digit cap rate; financing inputs drive cash-on-cash after debt service.

When to use this

  • Underwriting a first investment property before making an offer.
  • Comparing turnkey versus fixer cash flow scenarios.
  • Stress-testing vacancy during recession planning.

Common mistakes

  • Using best-case rent from listing ads without market comps.
  • Zero budgeting for maintenance and capital replacements.
  • Assuming constant appreciation like 2000s boom markets.

How it works

Calculates NOI after vacancy ($ or % of gross rent), other income, operating expenses, property-management %, and CapEx reserve %. Cap rate uses NOI ÷ purchase price. Cash flow subtracts debt service (manual annual amount, or computed from optional loan amount/rate/term) and cash-on-cash divides by cash invested (down payment as $ or %).

Limitations

Estimates only for educational purposes. Not financial, tax, or legal advice. Verify figures with your lender, advisor, or official IRS/SSA sources before making decisions.

Privacy and file handling

Your data stays on your device and is not uploaded.

FAQ

Frequently asked questions

What is NOI?

Net operating income is effective income after vacancy and operating expenses, before debt service.

Is depreciation included?

No. This is a simple cash-flow and cap-rate estimate.

Is Rental Property Calculator free to use?

Yes. Utilnivo tools are free to use and do not require an account.

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