📊 Investment Summary
Monthly Cash Flow
—
After all expenses · Yr 1
Annual Cash Flow
—
Year 1
Cap Rate
—
NOI ÷ Purchase Price
Cash-on-Cash Return
—
Annual CF ÷ Cash In
Gross Annual Rent
—
Before vacancy
Net Operating Income
—
Before mortgage · Yr 1
IRR (Annualized)
—
Internal Rate of Return
🩺 Investment Health
—
—
—
—
💸 Annual Cash Breakdown — Year 1
🏦 Cash Flow — Year 1
| Gross Annual Income | — |
| − Vacancy Loss | — |
| − Management Fee | — |
| − Property Tax | — |
| − Insurance | — |
| − HOA (annual) | — |
| − Maintenance | — |
| − Other Costs | — |
| = NOI | — |
| − Mortgage P&I | — |
| = Annual Cash Flow | — |
💳 Mortgage Summary
| Loan Amount | — |
| Monthly P&I | — |
| Cash Invested | — |
| Total Interest | — |
| Balance at Sale | — |
🎯 Projected Sale Profit
| Sale Price | — |
| − Cost to Sell | — |
| − Loan Balance | — |
| = Net Proceeds | — |
| + Cumulative CF | — |
| = Total Profit | — |
📈 Property Value, Equity & Loan Balance Over Time
📅 Year-by-Year Projection
| Year |
Prop. Value |
Loan Bal. |
Equity |
Gross Rent |
Op. Exp. |
Mortgage |
Cash Flow |
Cum. CF |
How to Analyze a Rental Property Investment
Understanding the key financial metrics turns guesswork into confident decisions — whether you're analyzing your first deal or growing a portfolio.
Key Metrics Explained
Cap Rate — NOI ÷ Property Value. A lender-neutral measure of the property's intrinsic return. 5–10% is generally strong depending on the market.
Cash-on-Cash Return — Annual cash flow ÷ total cash invested. The most practical metric for leveraged purchases.
IRR — Annualized total return accounting for all cash flows plus sale proceeds. The gold standard for comparing investments.
NOI — Gross income minus operating expenses, before mortgage. Used to compare properties regardless of financing.
Rules of Thumb
50%
The 50% Rule
About 50% of gross rent covers operating expenses. Use the remaining 50% to estimate your maximum mortgage.
1%
The 1% Rule
Monthly rent should equal at least 1% of the purchase price. A $300K property needs $3,000/month to meet this.
70%
The 70% Rule
For fix-and-flip: buy at ≤ 70% of ARV minus repair costs to ensure a profitable margin.
Florida Rental Market Insights
Florida offers no state income tax, strong population growth, and high rental demand in Orlando, Miami, Tampa, Jacksonville, and Kissimmee. The vacation rental segment near theme parks and coastal areas generates outsized short-term income, while suburban long-term rentals provide stable cash flow in a landlord-friendly legal environment.
How Appreciation Builds Wealth
A $350,000 property growing at 4% annually reaches over $518,000 in 10 years — a $168,000 gain before rent income, mortgage paydown, or depreciation benefits. The year-by-year table above lets you see this full compounding picture clearly.
Advanced Real Estate Investment Concepts
Passive income from buy-and-hold rental properties is one of the most reliable long-term wealth strategies available. Beyond cash flow, investors benefit from principal paydown (tenants pay down your mortgage), tax depreciation (deduct 1/27.5th of the building value annually under U.S. tax law), and leverage — controlling a $350K asset with just $70K down. The Debt Service Coverage Ratio (DSCR) — NOI ÷ annual mortgage payment — is a key lender metric; most require a DSCR above 1.25. The Gross Rent Multiplier (GRM) — Property Price ÷ Annual Gross Rent — offers a quick valuation shortcut: a GRM under 10 is generally favorable. Understanding rental yield, equity build-up, and portfolio diversification across markets like Orlando, Tampa, and Kissimmee gives Florida investors a decisive edge.
Frequently Asked Questions — Real Estate Investing
Common questions about rental property analysis, ROI, mortgage, and real estate investment strategy.
What is a good cap rate for a rental property?+
A cap rate of 5–10% is generally considered strong for rental properties in the U.S. In high-demand markets like Miami or Orlando, FL, even 4–5% may be acceptable due to strong appreciation potential. Cap Rate = Net Operating Income ÷ Property Value — a lender-neutral way to compare investment properties regardless of how they are financed.
What is cash-on-cash return in real estate?+
Cash-on-cash return (CoC) measures your annual pre-tax cash flow divided by the total cash you invested — down payment + closing costs + repairs. Unlike cap rate, it accounts for your financing structure. A CoC return of 6–10% is generally considered healthy for leveraged real estate investments.
What is the 1% rule in rental properties?+
The 1% rule states that monthly rent should be at least 1% of the purchase price to help ensure positive cash flow. A $300,000 property should rent for at least $3,000/month. While useful as a quick screening tool, this rule doesn't account for local property taxes, insurance premiums, HOA fees, or current mortgage rates — always run a full analysis like this calculator provides.
How do I calculate ROI on a rental property?+
Rental property ROI = (Total Profit ÷ Total Cash Invested) × 100. Total profit combines your cumulative annual cash flow over the full holding period plus your net proceeds at sale — sale price minus selling costs and remaining mortgage balance. This calculator computes your Total ROI at Sale and IRR automatically.
What expenses should I include in a rental property analysis?+
A thorough rental property analysis must include: property taxes, homeowner's insurance, HOA fees, property management fees (typically 8–12% of gross rent), maintenance and repairs (budget 1–2% of property value per year), and vacancy loss (typically 5–10% of gross rent). One-time costs — closing costs, renovation expenses, and future selling costs (typically 6% for agent commissions) — are equally critical. Underestimating operating expenses is the #1 mistake new real estate investors make.