Real Estate Calculator
Overview
ToolYard's Real Estate Calculator helps you analyze rentals, flips, and BRRRR deals in one place. Enter purchase price, down payment, rehab, rents, expenses, and financing to instantly see cap rate, cash flow, cash-on-cash return, NOI, DSCR, and GRM. Use the Flip tab to model ARV, holding and selling costs, and the 70% rule. The Mortgage & Expenses tab computes PITI and feeds those numbers into your analysis. A Sensitivity view shows how changes in rent, interest rate, vacancy, or expenses impact returns. Everything runs in your browser—fast, private, and transparent—so you can compare multiple properties and make data-driven decisions.
About
About Real Estate Calculator
Real estate analysis boils down to income, expenses, and financing. This calculator models those pieces consistently so each metric—cap rate, NOI, cash-on-cash, DSCR, and GRM—flows from the same inputs. Operating expenses can be entered as dollars or percentages, giving flexibility for quick screens or detailed budgets. Financing math uses standard amortization; set the term and APR or simulate zero-interest owner financing. The flip module tallies rehab, holding, and selling costs to estimate profit and ROI, and the BRRRR option projects a post-rehab refinance. Because markets and properties vary, treat results as planning estimates and verify assumptions before making offers.
Features:
- Calculate cap rate, cash-on-cash return, and NOI
- Compute DSCR and GRM for rental analysis
- Model flip deals with ARV and 70% rule
- BRRRR analysis with refinance projections
- Flexible expense entry (fixed $, % of rent, % of price)
- Sensitivity analysis with rent, rate, vacancy, and expense adjustments
- Break-even occupancy calculation
- Monthly and annual cash flow projections
- PITI calculator for mortgage planning
- 100% client-side calculation for complete privacy
FAQ
What's the difference between cap rate and cash-on-cash?
Cap rate ignores financing and uses NOI ÷ price; cash-on-cash includes financing and your cash invested. Cap rate shows property performance independent of how you finance it, while cash-on-cash shows your actual return on invested capital.
Is DSCR based on NOI or cash flow?
DSCR uses NOI divided by annual debt service. It measures the property's ability to cover debt payments from operating income, which is why lenders focus on it for underwriting.
How do I enter expenses if I only know a percentage?
Choose '% of rent' or '% of price' from the expense basis dropdown, and the calculator will convert them to dollars automatically. This is useful for quick analysis when you don't have exact expense figures.
Does this include vacancy?
Yes—vacancy reduces gross rent to compute effective gross income (EGI) and NOI. The default is 7%, but you can adjust it based on your market and property type.
Can I analyze a house hack or duplex?
Yes—enter total rent (or per-unit sum) and expenses; adjust vacancy as needed. For house hacking, you might reduce vacancy since you'll occupy one unit.
What is the 70% rule for flips?
The 70% rule suggests your maximum offer should be 70% of ARV minus rehab costs and other expenses. It's a quick screening tool to ensure adequate profit margin, though actual margins vary by market.
How does the sensitivity analysis work?
The sensitivity tab lets you adjust rent, interest rate, vacancy, and expenses to see how changes affect cash flow, cash-on-cash return, and DSCR. This helps you stress-test deals and understand downside risk.
Can I use this for commercial properties?
Yes, the calculator works for any income-producing property. Just enter the appropriate income, expenses, and financing terms. Commercial properties typically use cap rate and DSCR as primary metrics.