Calculate Rental Property Returns Before You Buy.
Run cash flow, NOI, cap rate, DSCR, cash-on-cash return, mortgage, BRRRR, and short-term rental analysis in seconds. No account, no paywall, and your deal inputs stay in your browser.
All Calculators — Free to Use
Every calculator includes formulas, worked examples, and methodology explanations. Pick the tool that matches your investment strategy.
Cash Flow Analysis
Analyze rental income, expenses, and net cash flow for any investment property.
Investment Metrics
Calculate cap rate, DSCR, GRM, and other key real estate investment metrics.
Strategy Calculators
Model BRRRR, short-term rentals, and long-term appreciation scenarios.
Financing Tools
Model mortgage payments, amortization schedules, and financing costs.
How It Works
Three simple steps to a complete property analysis
Enter Your Numbers
Input the purchase price, financing details, income, and expenses for your property. Use beginner or expert mode.
Review Instant Results
Cash flow, cap rate, DSCR, and cash-on-cash return update in real time as you type. See a full P&L and 10-year projection.
Save, Share, or Export
Save your deal locally, share a link with your team, or export a PDF report — all without creating an account.
Built for Privacy and Simplicity
No accounts, no subscriptions, no data collection. Everything runs in your browser.
No Account Required
Start analyzing deals immediately — no email, no sign-up, no password.
Completely Free
All calculators are free to use. No premium tiers or paywalls.
Private by Design
All calculations happen in your browser. No data is sent to any server.
Shareable Results
Generate a shareable URL to send your deal analysis to partners or advisors.
Save Your Deals
Save up to 10 deals locally in your browser for quick comparison.
Instant Results
Results update in real time as you change inputs — no submit button needed.
Featured Calculators
Our most powerful tools for serious investors
Rental Property Cash Flow Calculator
The most comprehensive free rental property analysis tool. Calculates NOI, cash flow, cap rate, cash-on-cash return, DSCR, and generates 10-year projections with charts.
BRRRR Calculator
Model the complete Buy, Rehab, Rent, Refinance, Repeat strategy. Calculate capital recovery, post-refinance cash flow, and BRRRR score.
Cap Rate Calculator
Calculate cap rate from NOI and value, estimate property value from cap rate, or determine required NOI — all three modes in one tool.
Learn Real Estate Investing
Guides written for humans, not search engines
What Is Cap Rate? A Complete Guide
Cap rate measures an investment property's income potential independent of financing. Learn the formula, limitations, and when to use it.
12 min readHow to Analyze a Rental Property
Step-by-step guide to evaluating any rental property investment — from gross income to final cash flow and key metrics.
10 min readThe BRRRR Method Explained
Buy, Rehab, Rent, Refinance, Repeat — a complete guide to the BRRRR strategy with worked examples and calculator walkthrough.
6 min readCap Rate vs Cash-on-Cash Return
Two essential metrics, one clear explanation. When to use each and how financing changes the picture.
7 min readFree Mortgage Calculator: Estimate Payments Before You Buy
Estimate monthly payment, interest, payoff timing, and how loan terms change investment property cash flow.
10 min readInvestment Property Loan Calculator: Master Your Financing Numbers
Estimate investment property loan payments, compare mortgage offers, test affordability, and plan rental property financing.
9 min readRental Property Calculator: Analyze Cash Flow Before You Buy
Estimate rent, vacancy, expenses, NOI, cash flow, cap rate, DSCR, and return on cash invested.
7 min readCash-on-Cash Return Calculator: Measure Your Real Cash Yield
Learn how financing, repairs, closing costs, and cash flow affect investor cash yield.
Transparent Methodology
Every calculator on PropertyFlowTools.com shows its formulas. No black boxes. No hidden assumptions. You can see exactly how each result is calculated, what assumptions are made, and what the limitations are.
Every calculation method is documented on the page
Step-by-step examples for every calculator
Honest disclosure of what each metric cannot tell you
Educational Disclaimer: All calculations are estimates for educational and planning purposes only. PropertyFlowTools.com does not provide financial, tax, legal, lending, or investment advice. Verify calculations and consult qualified professionals before making property or financing decisions.
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