About This Rental Property Calculator
This free rental property calculator, brought to you by számológép.com, helps landlords, first-time investors, and real estate agents quickly estimate whether a rental property makes financial sense before signing a contract. Instead of building a spreadsheet from scratch, simply enter the purchase price, loan terms, expected rent, and operating costs, and the calculator instantly works out your monthly mortgage payment, net operating income (NOI), cash flow, cap rate, and cash-on-cash return. It also projects what happens if you hold the property for several years and eventually sell it, factoring in property appreciation and selling costs. Because real estate math involves many moving parts — taxes, insurance, vacancy, management fees, loan amortization — a dedicated calculator removes guesswork and lets you compare multiple properties side by side in minutes. The tool supports several currencies, including the Hungarian Forint (Ft), so it can be used by investors in Hungary as well as internationally.
What This Tool Is Used For
- Screening deals fast — quickly check if a listed property could produce positive cash flow before you request a showing or make an offer.
- Comparing financing options — test different down payments, interest rates, and loan terms to see how they change your monthly payment and returns.
- Estimating long-term returns — project appreciation and resale value over your planned holding period.
- Budgeting operating costs — see how property tax, insurance, HOA fees, maintenance, and vacancy affect your bottom line.
- Learning real estate metrics — understand cap rate, NOI, and cash-on-cash return through real numbers instead of theory.
How to Use the Rental Property Calculator
- Choose your currency from the dropdown at the top (includes USD, EUR, GBP, HUF, PKR, INR, and more).
- Under Purchase, enter the purchase price. Choose whether you are using a loan, and if so, enter the down payment percentage, interest rate, and loan term.
- Add your closing cost and, if needed, a repair budget.
- Fill in Recurring Operating Expenses — property tax, insurance, HOA fee, maintenance, and other costs — along with how much each is expected to rise per year.
- Under Income, enter your expected monthly rent, any other monthly income, your estimated vacancy rate, and a property management fee if you plan to hire one.
- In the Sell section, choose whether you already know the future sale price. If not, set an expected annual appreciation rate, your planned holding length, and the estimated cost to sell (agent commissions, closing fees, etc.).
- Click Calculate to see your monthly mortgage payment, monthly and annual cash flow, cap rate, cash-on-cash return, and projected resale profit.
- Click Clear at any time to reset all fields and start a new calculation.
Worked Example
Suppose you are buying a rental property for $200,000 with a 20% down payment, a 6% interest rate, and a 30-year loan. Closing costs are $6,000. You expect to rent it for $2,000 per month, with a 5% vacancy rate and no management fee. Annual operating expenses total roughly $6,700 (property tax, insurance, maintenance, and other costs combined), each rising 3% per year, and you plan to hold the property for 20 years before selling, assuming 3% annual appreciation and an 8% cost to sell.
With these numbers, the calculator estimates a monthly loan payment of about $959, an effective monthly rental income (after vacancy) of about $1,900, and a positive monthly cash flow of roughly $370 once operating expenses are deducted. The cap rate comes out near 6.7%, and the cash-on-cash return — based on your initial cash invested of about $46,000 (down payment plus closing costs) — is around 9–10% in year one. Over the full 20-year holding period, the property is projected to sell for roughly $360,000 after appreciation, giving a substantial profit once the remaining loan balance and selling costs are subtracted.
Understanding the Key Metrics
Net Operating Income (NOI)
NOI is your effective rental income minus operating expenses, not counting mortgage payments. It shows how profitable the property is on its own, independent of financing.
Cap Rate
Cap rate is NOI divided by the purchase price. It is a quick way to compare the income potential of different properties regardless of how they are financed.
Cash-on-Cash Return (CFROI)
This measures your annual pre-tax cash flow against the actual cash you put into the deal (down payment, closing costs, and repairs). It reflects the real return on the money you invested, including the effect of leverage.