Free long-term rental calculator
See the whole rental deal—not just the rent minus the mortgage.
Underwrite acquisition costs, financing, vacancy, management, maintenance, reserves, appreciation, and sale proceeds in one connected model.
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Long-Term RentalDirect answer
What this calculator does
A rental property calculator estimates cash flow and returns after financing, vacancy, operating expenses, reserves, and exit assumptions—not just rent minus the mortgage.
Worked example
Follow the assumptions into the result.
Illustrative inputs only—not a property recommendation. Replace every assumption with verified numbers before making a decision.
This example is generated from DealCooker’s calculation engine during the site build, so the displayed outputs stay tied to the product’s math.
What DealCooker models
Change an assumption. See the whole deal move.
- 01Purchase price and down payment
- 02Rent, vacancy, and operating expenses
- 03Reserves, financing, appreciation, and exit assumptions
When the deal misses
Don’t stop at “no.”
Test the supported levers.
DealCooker can test a lower purchase price and, when applicable, a larger down payment against the active strategy’s workout logic. It does not optimize interest rates, points, loan products, or every financing term.
Calculation methodology
How DealCooker models this strategy
DealCooker calculates effective income after vacancy, subtracts modeled operating costs and reserves to estimate NOI, subtracts debt service for cash flow, and builds an annual hold-period timeline for ROI and IRR.
Read the full methodology and metric definitions ↗Questions answered
What investors ask about Long-Term Rental
What should a rental property calculator include?
Purchase and closing costs, loan terms, rent, vacancy, management, maintenance, capital reserves, taxes, insurance, cash flow, sale assumptions, and return metrics should be connected in one model.
How is rental cash flow calculated?
DealCooker starts with rent and other income, subtracts vacancy and modeled expenses, then subtracts debt service. The result is a pre-tax estimate, not a guarantee.
Is cap rate the same as cash-on-cash return?
No. DealCooker models cap rate from annual NOI relative to acquisition basis, while cash-on-cash return compares annual pre-tax cash flow with cash invested.
Does DealCooker calculate taxes or give investment advice?
No. It is an educational screening tool. Verify rents, expenses, financing, zoning, insurance, taxes, and legal requirements with qualified professionals.
Primary references
Sources behind the context
DealCooker’s formulas come from its tested calculation engine. These external references support definitions, diligence reminders, or operating context—not the worked-example assumptions. Sources checked 2026-07-24.
- Fannie Mae Selling Guide — Rental IncomeGross rent alone is not the same as usable net rental income; vacancy and ongoing expenses matter.
- Consumer Financial Protection Bureau — What is PITI?Principal, interest, taxes, and insurance are basic components of a monthly mortgage payment.
- IRS Publication 527 — Residential Rental PropertyOfficial federal guidance on residential rental income, expenses, depreciation, and recordkeeping.
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