Rental property analyzer

Questions people actually ask

How is this different from the well-known rental calculators?

The dominant one limits your analyses unless you pay for a membership, and most free alternatives are spreadsheet templates. This one is a full workbench, free without a report limit: every metric from one set of inputs, a 30-year projection, and saved deals compared side by side — because the real question is rarely "is this deal good?" but "is this deal better than the other one?".

What is a good cap rate?

It depends on the market — a 5% cap can be strong in a coastal city and weak in the rural Midwest, because cap rates price risk and growth expectations. What the number does universally is let you compare properties independent of financing: NOI ÷ purchase price ignores your mortgage entirely. Compare a deal against similar properties in the same market, not against a universal target.

Cap rate vs cash-on-cash — which matters?

They answer different questions. Cap rate rates the property (operating income against price, no financing). Cash-on-cash rates your investment (actual annual cash flow against the actual cash you put in, financing very much included). A great property with expensive debt can be a poor investment, and leverage can make a modest property a strong one — you need both numbers, which is why both are on the same screen.

What is DSCR and why do lenders care?

Debt service coverage ratio: NOI divided by the annual mortgage payments. At 1.0 the property exactly pays its own mortgage with nothing spare; investment-property lenders typically want 1.20–1.25 or better before they will finance the deal. If your DSCR reads below that, expect a bigger down payment or a better price to be the fix.

Is the 1% rule real?

It is a five-second screen, not an analysis: monthly rent at or above 1% of the purchase price historically hinted at positive cash flow. In expensive markets almost nothing passes it, and in cheap markets passing it can still lose money on repairs. This tool shows it because everyone quotes it — and then shows the full income statement, which is the actual answer.

Where do my saved deals live?

In your browser — analyses of properties you might buy are nobody else’s business, so nothing is uploaded by default. Sign in with Google and deals sync across your devices, so the numbers you ran at home are in your pocket at the viewing. Export or delete everything any time from My profile.