REDOSFree Rental Property Calculator
Monthly cash flow, cap rate, cash-on-cash, and DSCR — with the expenses beginners forget already built in. Free. No login.
The property
Monthly expenses
Vacancy (5%), management (8%), and reserves (10%) are added automatically — the three things beginners forget.
The loan
This property costs you money every month as structured.
Pass — this loses money as structured.
Cash-on-cash -1.6% — weak for a rental.
Monthly operating statement
You don't just need the numbers. You need to know what to fix.
Free calculators hand you a spreadsheet. REDOS reads your deal and tells you exactly where it's weak — and how to save it.
You'd feed this deal $71/mo. Raise rents to market, cut operating costs, or lower the price before you buy.
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How to analyze a rental property
Rent minus mortgage is not cash flow. A rental has three costs that don't show up on a listing and sink more deals than anything else: vacancy, property management, and reserves for the roof and furnace you will eventually replace. This calculator adds all three automatically, so the number you see is the one you'd actually live with.
- 1
Total the real income
Gross rent, plus anything else the property earns — laundry, storage, pet rent, parking.
- 2
Subtract operating expenses
Taxes, insurance, and maintenance, plus 5% vacancy and 8% management even if you self-manage. Your time is a real cost, and one day you'll want to hand it off.
- 3
That's your NOI
Net operating income — income minus operating expenses, before the mortgage. NOI is what cap rate and DSCR are built from.
- 4
Subtract debt and reserves
Take out the mortgage payment and set aside about 10% of income for capital expenses. What's left is honest cash flow.
Watch DSCR closely if you're financing. Lenders generally want 1.25 or better, and anything near 1.0 means one vacancy or one rate bump erases your entire cushion. A deal that only works at 100% occupancy isn't a deal — it's a bet.
Frequently asked questions
What is a good cash flow for a rental property?
Many investors target $100–$200 per unit per month after all expenses and reserves. The exact number matters less than whether it survives a bad month — if a single vacancy wipes out a year of profit, the margin is too thin.
What is a good cap rate?
Cap rate is NOI divided by purchase price, and 'good' is local. In most US markets 5–8% is a normal range; higher usually means more risk or a rougher area, lower usually means an expensive, stable market. Compare against other properties in the same market, never nationally.
What is DSCR and why do lenders care?
Debt service coverage ratio is annual NOI divided by annual mortgage payments. At 1.25 the property earns 25% more than the loan costs. Lenders use it to size loans because it measures whether the property — not you — can pay the debt.
What is the 1% rule?
The 1% rule says monthly rent should be at least 1% of the purchase price ($2,000 rent on a $200,000 property). It's a fast screening filter, not an analysis — plenty of 1% properties have terrible cash flow once taxes and insurance are real.