Real estate investment calculator

The agreed sale price of the property. Starting point for all calculations.

Title insurance, escrow, agent and loan fees. Typically 2–5% in the US.

Upfront refurbishment before first tenant. Included in total cash invested.

% of purchase price paid upfront. US investment properties typically require 20–25%.

Expected annual property value growth. US long-run average is ~3–4%. Used in the 10-year projection.

Annual mortgage rate. Current US investor rates are ~6.5–7.5%. Directly affects monthly debt service.

Mortgage duration. 30 years is the US standard. Longer = lower monthly payment but more total interest paid.

Expected monthly rent at full occupancy. Check Zillow or Rentometer for comparable listings.

Additional monthly income: parking, storage, laundry, pet fees, etc.

% of time empty per year due to turnover. 5% ≈ 18 days/yr. Never skip this — even great properties have vacancy.

Expected yearly rent increase. Used in 10-year cash flow projection. 2–3% is conservative and realistic.

Annual local property tax. Ranges from 0.3% (HI) to 2.5% (NJ) of value. Check your county assessor.

Annual landlord insurance: building, liability, and loss of rent. Typically $800–2,000/yr for a single-family home.

Routine repairs and upkeep. Rule of thumb: 1% of property value per year, more for older buildings.

% of rent paid to a property manager. US average is 8–12%. Include even if self-managing — your time has value.

Annual HOA fees. Common in condos and gated communities. Can significantly impact returns.

Reserve for big future costs: roof, HVAC, plumbing. Budget 5–10% of gross rent. Often overlooked by new investors.

Your marginal tax rate on rental profits. Used to compute after-tax cash flow and real returns.