Know the numbers.
Buy better deals.
Understand a rental property before you buy. Calculate cash flow, compare returns, and see where every dollar goes.
$300,000 purchase · $2,800 monthly rent
Monthly cash flow
$220 / moCap rate
7.13%Cash-on-cash
3.26%Annual NOI
$21,386Cash invested
$81,00025% down · 6.5% interest · 30 years
Includes vacancy, operating costs and replacement reserves.
One clear workflow
From market research to a real deal.
Area medians help you choose where to look. Property-specific numbers tell you whether an individual deal works.
- 1Explore marketsFind a market
Search official city and state reference data.
- 2Compare citiesCompare markets
Shortlist up to three markets side by side.
- 3Analyze a propertyAnalyze a property
Replace area medians with an address, quotes and real expenses.
- 4Compare dealsOpen saved deals
Save scenarios and examine their returns together.
Run the numbers.
One rental analysis. The metrics you need to see the whole deal.
Decision support
Stress-test the deal.
Compare a deliberately tougher case, your current assumptions and a modest upside case. These scenarios change only the values listed below.
Conservative: rent −10%, vacancy +5 points, interest +0.75 points, maintenance and reserves +2 points.
Optimistic: rent +5%, vacancy −2 points, maintenance and reserves −1 point. Financing stays unchanged.
Illustrative example inputs. Break-even values and target price are mathematical outputs from your assumptions, not valuations, forecasts or lender limits.
Quick metric calculators.
Use these supporting tools when you need one calculation in isolation. For a real deal, use the full property analysis above.
See the full picture: cash flow, financing, operating expenses and returns.
Rental Cash Flow CalculatorFind out what stays in your pocket after expenses, reserves and debt.
Cap Rate CalculatorCompare operating income with property value, independent of financing.
Cash-on-Cash Return CalculatorMeasure annual cash flow against the cash you actually invested.
Investment Property Mortgage CalculatorCalculate fixed-rate payments and see how your loan pays down.
Your next deal starts with a comparison.
Save a property above, then compare its numbers with another opportunity.
No account needed. Property data stays in your browser.
One property.
Every number
in context.
Start with realistic assumptions
Use comparable rents, a current financing quote and local tax and insurance estimates. Budget for the months a home sits empty and the repairs that arrive between tenants.
Separate the property from the financing
Cap rate compares annual net operating income with the purchase price. Cash-on-cash return includes financing and compares annual cash flow with your initial cash investment. A property can have a positive cap rate and negative cash flow.
Compare scenarios, not just asking prices
Save an analysis, adjust rent or interest, and save another scenario. Compare up to three side by side. Your saved properties remain in this browser; export them before clearing its data.
Explore the formulas and limitationsBefore you run the numbers
Is RentCaliber free to use?
Yes. All five calculators and local deal comparison are available without an account.
Are the example interest rates current market offers?
No. Every prefilled value is an illustrative assumption. Use a written lender quote for a real property analysis.
Does cash flow include appreciation or income taxes?
No. Cash flow estimates money remaining after modeled operating expenses, capital reserves and principal-and-interest payments. It excludes income taxes, appreciation, sale proceeds and depreciation benefits.
Can I open saved deals on another device?
Saved deals are stored in this browser only. Use Export saved deals to keep a readable CSV backup. There is no cloud sync or account.