United States · Interactive Calculator

US Rental Property Calculator

Analyze cash flow, Cap Rate, and Cash-on-Cash Return for US real estate investments. Includes state-specific closing costs and property taxes.

Last updated January 25, 2025
Analysis period 5-30 years (customizable)
Currency USD ($)

Property & Purchase Details

State Affects transfer tax / closing costs, property tax, and other regional costs. Property Price ($) Total contract price. Base for Transfer Tax / Closing Costs. Down Payment (% of price) Upfront capital. Low deposit may require Mortgage Insurance (PMI/MIP). Property type New property May affect depreciation/tax benefits. First home buyer eligible May apply for concessions if principal place of residence.

Calculated Purchase Costs

Transfer Tax / Closing Costs: $0
Legal & Fees: $0
Inspection: $0
Lender fees: $0
Mortgage Insurance (PMI/MIP): $0
Total upfront costs: $0

Loan Details

Interest rate (% per annum) Loan type Loan term (years) Offset/Savings balance ($)

Income & Ongoing Costs

Rental income ($ per month) Vacancy rate (% per year) Local Assessments ($ per year) HOA Fees ($ per month) Insurance ($ per year) Property management (% of rent) Maintenance reserve (% of value) Property Tax applies

Growth, Tax & Holding Period

Investment horizon (years) Capital growth (% per annum) Rental growth (% per annum) Expense growth (% per annum) Marginal tax rate Include depreciation/allowances Selling costs (% of sale price)

Calculating...

Total Holding Costs

Over 10 years

Year 1 Cash Flow

Your first-year financial position

Annual rental income: $0
Total expenses (incl. interest): $0
Net cash flow (before tax): $0
Tax benefit/deduction: $0
Net out-of-pocket (after tax): $0

10-Year Outcome

Net wealth position at sale

Property value (grown): $0
Remaining loan balance: $0
Selling costs: $0
Capital Gains Tax: $0
Net proceeds after sale: $0
Profit: $0
Annualized return on equity: 0%

Key Investment Metrics

Gross rental yield 0%
Net rental yield (after costs) 0%
Loan-to-value ratio (LVR) 0%
Interest coverage ratio 0.00x
Break-even year (positive cash flow) Year -

Sensitivity Analysis

Test how changes affect your returns

Interest Rate Impact

Rate	Year 1 Cost	Profit
5.5%	$0	$0
6.5%	$0	$0
7.5%	$0	$0

Growth Rate Impact

Growth	Final Value	Profit
3%	$0	$0
5.5%	$0	$0
8%	$0	$0

This calculator provides a deep financial analysis for US rental property investors. Whether you are analyzing a single-family home, condo, or small multifamily property, accurate numbers are key to success.

Cash-on-Cash Return: The annual pre-tax cash flow divided by your total cash invested. A target of 8-12% is common for good investments.
Cap Rate: The Net Operating Income (NOI) divided by the property value. Useful for comparing properties without factoring in financing.
Debt Service Coverage Ratio (DSCR): A measure of your ability to pay the mortgage. Lenders typically look for a DSCR of 1.20 or higher.

State-Specific Factors

Property Taxes

Property taxes are a major expense variable.

High Tax States: New Jersey (approx. 2.2%), Illinois (approx. 2.1%), Texas (approx. 1.7%).
Low Tax States: Hawaii (approx. 0.3%), Alabama (approx. 0.4%), Colorado (approx. 0.5%).

Closing Costs

Closing costs typically range from 2% to 5% of the purchase price, but can be higher in states with significant Transfer Taxes like Delaware, New York, and Maryland.

Depreciation

Residential rental property can be depreciated over 27.5 years, providing a significant "paper loss" that can shelter rental income from taxes.