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Cash flow, returns and the local market for a rental, before you buy. Free, no sign-up.

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A rental, by the numbers.

$300,000 purchase · $2,800 monthly rent

Example

Monthly cash flow

$118/mo

Cap rate
7.13%
Cash-on-cash
1.75%
Annual NOI
$21,386
Cash invested
$81,000

Where the $2,800 rent goes each month

  • Vacancy $140
  • Operating costs $878
  • Reserves $140
  • Mortgage $1,524
  • Cash flow $118

25% down · 7.18% interest (current Freddie Mac 30-year average) · 30 years. Includes vacancy, operating costs and replacement reserves.

Typical U.S. rent$1,892+18% in 5 years

Typical home value$427,901+17% in 5 years

Five-year change, median of 1,021 U.S. cities · Zillow ZORI and ZHVISeptember 2021 – September 2026

20222023202420252026Rent +18%Value +17%

Sources: Zillow ZHVI and ZORI (September 2026) · Freddie Mac PMMS (week of November 5, 2026) · Census ACS 2020–2024 · HUD Fair Market Rents FY2027 · NAIC 2023 homeowners premiums. How we use market data

Start with a market.

Rent, home values and five-year trends for every state and 14,363 cities. Move across the globe, then select a state to open it.

Drag to explore · select a state

United StatesExplore the rental landscapePoint to a state for its market baseline.
Median gross rent, Census ACS 2020–2024 $872 – $2,036

Highest median gross rent

  1. California$2,036
  2. Hawaii$1,971
  3. District of Columbia$1,954
  4. Massachusetts$1,762
  5. Colorado$1,761
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Turn separate analyses into a portfolio.

Save a deal once, then keep opportunities, properties under contract and rentals you own in one clear workspace. Owned properties roll into modeled portfolio totals automatically.

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  • See combined cash flow, NOI and capital invested
Create a free account See the portfolio workspace
Calculators stay free and work without an account.
Modeled portfolioThree rentals, together.Example
Monthly cash flow$625Across 3 owned properties

Purchase basis$842k

Capital invested$219k

Annual NOI$67.4k

Cash-on-cash3.4%

Deal pipeline

Analyzing · Under contract · Owned · Passed on

Rental property calculator: run the numbers.

One rental analysis. The metrics you need to see the whole deal.

How we calculate
Analysis mode
  1. 1Property
  2. 2Financing
  3. 3Income & costs
  4. 4Results
  5. 5Decision
Property & financing

Freddie Mac 30-year average, week of November 5, 2026. Investment property loans often cost more.

Income & operating costs

Applied to scheduled rent.

Share of scheduled rent.

Share of collected rent.

Reserves & additional expenses

Set aside for replacements; excluded from NOI.

Long-term projection assumptions

Change in property value each year.

Applied to tax, insurance, HOA and other fixed costs.

Agent commission, transfer taxes and closing costs at sale.

Example assumptions only. Replace these numbers with your own.

What would make this deal work?

Your decision summary will appear here.

Change any assumption and RentCaliber will identify the clearest next lever.

Working in this scenario
    Needs attention
      Verify before deciding
      • Property-specific rent comparables
      • Written lender and insurance quotes
      • Tax assessment and physical condition
      Continue with the same numbersCheck lender DSCRInspect financingIsolate cap rateIsolate cash-on-cash

      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.

      Break-even monthly rent—Estimated rent for $0 monthly cash flow
      Break-even occupancy—At current rent and expense assumptions
      Maximum purchase price—For the selected cash-on-cash target
      View scenario detailsExact rent, vacancy, financing and return figures

      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.

      Long-term view

      Hold it, then sell it.

      Project cash flow, loan paydown and appreciation over your holding period, including an estimated sale. Change the growth rates under Long-term projection assumptions in the form.

      Total profit—Cash flow + sale proceeds − cash invested
      Internal rate of return—Annualized, before income tax
      Equity multiple—Total cash returned ÷ cash invested
      View yearly breakdownRent, cash flow, value, loan balance and equity

      Growth rates are your assumptions, not forecasts. The projection excludes income tax, depreciation, capital gains tax, refinancing and major repairs beyond your reserve percentage.

      Before you run the numbers

      Is RentCaliber free to use?

      Yes. Every calculator and local deal comparison is available without an account.

      Are the example numbers current market offers?

      No. The mortgage rate is the current Freddie Mac PMMS 30-year fixed average (week of November 5, 2026), not a loan offer; investment property loans often cost more. The purchase price, rent and expenses in the example are illustrative. Use a written lender quote and property-specific figures for a real 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?

      Yes. Create a free RentCaliber Account to sync saved deals and market shortlists. Without an account, everything continues to stay in this browser.