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Full BRRRR and value-add modelling. STR vs long-term rent comparison. DSCR loan support. And a professional bank-ready report that gives you a real edge walking into a lender.
Not a basic mortgage calculator. A full deal analyser.
See your net cash flow after mortgage, taxes, insurance, vacancy, maintenance, and management fees — every dollar itemised.
Your annual return on the cash you actually invested — the metric every serious buy-to-let investor tracks.
Gross Rent Multiplier and capitalisation rate calculated automatically — the two fastest deal filters in property investing.
Generate a professional investment analysis report with comparable rents, deal score, and full financials — ready to hand to a lender.
Model a cash-out refinance after renovation to see how much capital you can recycle into your next deal.
Compare short-term rental income against long-term rent side by side to find the highest-return strategy.
Purchase price, loan type, down payment, interest rate, and number of units.
Enter rents, vacancy rate, maintenance, management fees, and property taxes.
See cash flow, CoC return, cap rate, GRM, and deal score instantly.
Click 'Generate Bank Report' for a professional analysis document ready to share with your lender.
Every number a lender or investor will ask you for.
Cash-on-cash return (CoC) is your annual pre-tax cash flow divided by the total cash you invested (down payment + closing costs + any upfront repairs). It's the most useful return metric for rental properties because it measures the actual return on your out-of-pocket investment, not the property value.
Capitalisation rate (cap rate) is your annual net operating income (NOI) divided by the purchase price, expressed as a percentage. It tells you the return on a property as if you paid all cash — useful for comparing deals in the same market regardless of financing.
BRRRR stands for Buy, Renovate, Rent, Refinance, Repeat. You buy a distressed property below market value, renovate it to force appreciation, rent it out, then do a cash-out refinance at the new value to pull your original capital back out — and repeat with the same money.
The calculator supports Conventional investment loans (typically 20–25% down), DSCR loans (qualify on rental income, not personal income — popular for portfolio investors), and FHA 203k / HomeStyle renovation loans for value-add deals.
The bank report is a professionally formatted investment analysis document that includes your deal summary, loan structure, rental income analysis, cash flow projections, comparable market rents, and deal score. It's designed to be handed directly to a lender or mortgage broker.
Yes. The Rental Property Calculator is completely free to use. You'll be asked for your name and email when you first open it — this unlocks the full tool and adds you to our free property investing tips email series.
"Finally a calculator that shows me the full picture — not just the monthly payment."
— Property investor, Austin TX