Investment Property Calculator — Cash Flow, Cap Rate & ARV
Evaluate a rental using monthly cash flow, cap rate, cash-on-cash return, ARV estimates, and deal-screening context. Verify property, rent, expense, and financing assumptions before making a decision.
- Free ARV range — no credit card required
- One free ARV range; full property analyses are paid
- AI ARV, rehab & 1–100 deal scoring
- Comparable-property analysis from available data
- 90-day money-back guarantee on Premium
Monthly Cash Flow
Rent minus PITI, expenses, and reserves — your true monthly profit.
Cap Rate & NOI
Net Operating Income and capitalization rate for clean deal comparison.
Cash-on-Cash Return
Annual cash flow over the cash you invested — the metric that matters.
AI ARV & Value
After-repair and current value from real comparable sales.
0–100 Deal Score
Benchmark the property against thousands of analyzed rentals.
Full Expense Modeling
Taxes, insurance, management, vacancy, maintenance, and capex reserves.
Every Rental Metric in One Investment Property Calculator
A good rental decision needs more than a rent estimate. This investment property calculator gives you the full picture at once:
- Cash flow: Monthly income after mortgage, taxes, insurance, and reserves.
- Cap rate: NOI divided by value — the income-based return for comparing deals.
- Cash-on-cash return: Annual cash flow over your actual cash invested.
- ARV: After-repair value from comps, essential for BRRRR and value-add plays.
One screen, every number — so you can decide fast and avoid negative-cash-flow mistakes.
Cash Flow vs Cap Rate vs Cash-on-Cash — Which Matters?
Each metric answers a different question, and serious investors track all three:
- Cash flow tells you whether the property pays you every month.
- Cap rate lets you compare properties regardless of financing.
- Cash-on-cash return shows how hard your invested dollars are working.
A property can have a strong cap rate but weak cash flow if it's over-leveraged, or great cash-on-cash but a low cap rate in a pricey market. Seeing them together prevents costly blind spots.
Why Reserves and Vacancy Separate Pros from Beginners
The fastest way to turn a "cash-flowing" rental into a money pit is to ignore the costs that don't show up every month. This calculator builds them in:
- Vacancy: No property is rented 100% of the time — budget for turnover.
- Maintenance: Ongoing repairs are a when, not an if.
- Capital expenditures: Roofs, HVAC, and water heaters fail eventually — reserve for them.
- Management: Even self-managed, your time has a real cost.
Underwrite with these included and your projected returns will survive contact with reality.
Frequently Asked Questions
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DealAnalyzerAI helps real estate investors, wholesalers, house flippers, and buy-and-hold landlords analyze off-market deals, distressed properties, and on-market listings with AI-powered comp analysis, Low/Base/High ARV ranges, and instant deal scoring.