Deal Calculator

Rental Real Estate Investment Calculator

How to use Deal Calculator
Related tool:Property Finder

Cap Rate


Cash Flow






Using PortfolioBay’s Rental Property Calculator: A Comprehensive Guide

PortfolioBay offers the premier rental property calculator for astute property investors. This free and user-friendly tool is designed to swiftly calculate essential financial metrics, providing you with a clear insight into a property’s profitability and risk. In this step-by-step guide, we’ll show you how to maximize this calculator, interpret each financial metric, and leverage the results to inform your investment decisions.

1. Finance Section: Begin Your Calculation

  • Start by inputting the purchase price and the down payment for the property in question.
  • The default interest rate mirrors the estimated 30-year fixed mortgage rate. Adjust this based on your actual financing specifics.
  • Factor in your anticipated closing cost and rehabilitation expenses. For an accurate estimate of closing costs, consult your lender. If unsure, consider 3% of your loan amount as a standard. These costs influence your ROI, even if they don’t impact monthly cash flow or debt service.

2. Rental Income: Gauge Your Monthly Earnings

  • Key in the projected gross rental income, considering the cumulative monthly rent from all units.
  • For those considering house hacking, ensure you count the market rent for your unit.
  • Indicate the prospective vacancy rate. New to this? With properties on PortfolioBay, a 2-7% vacancy rate is typical. 5% is a safe bet if uncertain.

3. Monthly Expenses: Understand Your Outgoings

  • Start with the property tax, readily available on MLS listings. Convert the annual tax to a monthly sum by dividing by 12.
  • For insurance estimates, consult an insurance agent or explore platforms like Redfin or Zillow.
  • Input optional costs like mortgage insurance (relevant for low down payments) and HOA fees (for condo investments).
  • Repair and maintenance costs are influenced by the property’s age and state. Lacking a precise estimate? Allocate 25% of the gross rental income.
  • Utility costs are contingent on the property location and landlord-tenant agreements. Though no standard measure exists, estimating it should be straightforward.
  • Note: Management costs aren’t auto-included as PortfolioBay caters to self-managing investors. If outsourcing management, deduct the fee from your gross rental income.

Click “Calculate” to unveil key financial metrics.

4. Understanding Financial Metrics for Informed Decision Making

  • Cap Rate: This gauges property return sans financing considerations. For return optimization through loans, ensure the cap rate surpasses the financing interest rate.
  • Cash Flow: This estimates the monthly income, exclusive of equity buildup.
  • ROI (Return on Investment): A higher cap rate than your loan interest often leads to increased ROI but reduced cash flow.
  • Debt Service Coverage Ratio: This ratio showcases net operating income versus financing costs. A higher value signals a lower risk.

When leveraging the rental property calculator for deal analysis, look beyond ROI. Examine the cap rate in relation to your financing rate to assess deal viability. Fine-tune inputs to balance return and risk.

For a deeper dive, our partnering agents — all experts in their respective markets — can provide insights and assistance with your property analysis using PortfolioBay’s rental property calculator. They can also set up automated property searches tailored for you.