Will this property make money?
Type in a price and a rent, and see what's left each month after the bills and the mortgage. Free, no sign-up. Every formula is on the page, so you can check the math yourself.
Left over each month$97.46
In plain terms: a $240,000 house renting for $2,100 a month would leave about $97 a month after every bill and the loan payment. Try it with your own numbers →
What you type in
Price$240,000
Rent$2,100 / mo
Empty months (5% of rent)−$105.00
Running costs: tax, insurance, repairs−$700.00
Loan25% down, 7%, 30 yrs
What you get back
Earned in a year, before the loan$15,540 a year is 6.48% of the price. Investors call this the cap rate.6.48%Loan payment$180,000 borrowed at 7% over 30 years.$1,197.54 / moReturn on the cash you put in$1,169 a year on $66,000 of your own money (down payment plus closing costs).1.77%What are you working out?
Pick the one that sounds like you and start at step 1.
I'd rent it out
- Rental Cash Flow CalculatorWill it make money each month? Rent in, bills and the loan payment out.
- Cap Rate CalculatorWhat the property earns in a year as a share of its price, before any loan. The quick way to compare two properties.
- NOI CalculatorAdd up a year of rent and a year of running costs, line by line.
- Cash-on-Cash Return CalculatorWhat your own cash earns: a year's leftover money as a share of what you put in.
- DSCR CalculatorWhether the rent covers the loan payment, checked the way a lender checks it.
I'd fix it up and sell it
- ARV CalculatorWhat the house should sell for once it's fixed up, from recent nearby sales.
- Rehab Cost EstimatorBuild the repair budget line by line, with a cushion for surprises.
- 70% Rule CalculatorThe most to offer, from the fixed-up value and the repair bill.
- Flip Profit CalculatorEvery cost in, the sale price out: what the flip actually makes.
- BRRRR CalculatorBuy, fix, rent, refinance: how much of your cash the new loan hands back.
I need to understand the loan
- Mortgage Payment CalculatorThe monthly payment from price, down payment and rate, plus taxes and insurance.
- Amortization Schedule CalculatorWhere each payment goes, interest or paying the loan down, year by year.
- Refinance CalculatorWhether a new loan saves money once its closing costs are counted.
- Rent vs Buy CalculatorThe full cost of buying against renting over the years you'd stay.
The terms, in plain words
Five you will hear in every conversation about a deal.
- Cap rate
- What a property earns in a year, after running costs, as a share of its price. It ignores the loan, so it compares properties. It is not your own return. Read the guide →
- NOI · net operating income
- A year of rent minus a year of running costs: taxes, insurance, repairs, management. The loan payment is not counted. Read the guide →
- Cash-on-cash return
- The money left over in a year, after the loan payment, as a share of the cash you actually put in. Read the guide →
- ARV · after-repair value
- What a house should sell for once it's fixed up, judged from what similar nearby houses recently sold for. Read the guide →
- DSCR · debt service coverage ratio
- How many times over the property's income covers its loan payments. Lenders use it to decide how big a loan a rental can carry. Read the guide →
Latest guides
- How Much a Rehab Contingency Lowers Your Maximum Offer
- The Interest Rate at Which Cash-on-Cash Return Hits Zero
- How Your NOI Becomes a Price — and Why a Small Cap Rate Change Swings It by 30%
What homes and rents cost where you're buying
Typical rent and home value for 100 US metro areas, straight from government figures. A starting point before you have a real listing in hand.
| Metro area | Typical rent | Typical home value | Price-to-rent |
|---|---|---|---|
| Houston-Pasadena-The Woodlands, TX | $1,430 / mo | $298,000 | 17.4 |
| Phoenix-Mesa-Chandler, AZ | $1,702 / mo | $440,900 | 21.6 |
| Riverside-San Bernardino-Ontario, CA | $1,846 / mo | $536,300 | 24.2 |
| Minneapolis-St. Paul-Bloomington, MN-WI | $1,440 / mo | $374,000 | 21.6 |
| San Diego-Chula Vista-Carlsbad, CA | $2,246 / mo | $854,700 | 31.7 |
| Denver-Aurora-Centennial, CO | $1,874 / mo | $603,800 | 26.8 |
“Typical” means the median: half are higher, half are lower. Price-to-rent is the home value divided by a year of rent; higher means buying is expensive compared with renting. These describe a whole metro area, never one property. Source: Census ACS 2024 5-year estimates.
All 100 metro areas →Why you can check these numbers
- The math is on the page. Every calculator shows the formula it used and where that formula comes from, so you can redo any figure by hand.
- Your numbers, not ours. Rent, interest rate, empty months: you type them in. Nothing is assumed behind your back.
- Math, not advice. The calculators work out the numbers and say what a number can't tell you. The decision is yours. This is information, not professional financial advice.