Model a single-family rental or small multifamily property by entering total rent across every unit and the property's actual vacancy, operating expenses, reserves, financing, and cash invested. The calculator returns cash flow and return metrics from your inputs, not a market benchmark.
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Search live ZIP inventory first, then run the best address through this calculator before you call, bid, or spend money on deeper due diligence.
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Search live inventory with no DistressedDealRadar account or paywall. Open a promising listing, then run the address through this free calculator before you bid.
ZIP results are mixed inventory: pre-foreclosure, auction, and bank-owned REO listings.
Get the free workbook with editable Rental, BRRRR, and Flip tabs, including NOI, cash flow, cap rate, cash-on-cash, DSCR, and refinance formulas.
Small multifamily example
This four-unit example is arithmetic, not a return benchmark. Enter actual unit-level rents and the property's current vacancy, taxes, insurance, utilities, management, repairs, reserves, debt service, and cash invested before making a decision.
Cap rate compares annual net operating income with property value before debt. Cash-on-cash return compares annual cash flow after debt service with the cash you actually invested. Financing can leave the same property with a strong cap rate but a very different cash-on-cash return.
Worked example
A rental only works when income covers operating costs, debt service, and reserves after the purchase and rehab cash are counted.
This example is positive, but not wide open: the cap rate is about 7.1%, cash-on-cash is about 4.0%, and DSCR is about 1.18 before any surprise repairs.
It estimates debt service, net operating income, monthly cash flow, cap rate, cash-on-cash return, DSCR, and whether rent clears a simple 1% rule check.
Yes. Rehab affects cash invested and your all-in basis, so it changes both cash-on-cash return and cap rate.
Many lenders like to see DSCR around 1.20 or higher, but the right threshold depends on the loan, market, property condition, and your risk tolerance.
Cash-on-cash compares annual cash flow to the cash you invested. A property can produce some monthly cash flow but still return little against a large down payment, rehab, and closing-cost base.
Cap rate compares annual net operating income with property value before debt. Cash-on-cash return compares annual cash flow after debt service with the cash you actually invested. Financing can leave the same property with a strong cap rate but a very different cash-on-cash return.
Break down monthly income, expenses, and net cash flow.
Buy, Rehab, Rent, Refinance, Repeat. Measure cash left in the deal.
Measure forced-appreciation gain, refinance cash-out, cash left, and stabilized cap rate.
Rule-based verdict combining ROI, margin, and opportunity signals.