Investment-property cash-flow calculator
Price, rent, vacancy, expenses, debt, and exit to NOI, DSCR, and IRR.
Enter the price, rent, vacancy, expenses, financing, and exit assumptions to see gross and net yield, NOI, DSCR, cash-on-cash return, break-even occupancy, after-tax cash flow, and IRR — underwriting the deal as a business, not on gross yield.
Key points
- Retains gross yield, net yield, NOI, DSCR, and cash-on-cash return.
- Shows break-even occupancy and after-tax cash flow.
- Runs sensitivity to rent, vacancy, rate, and exit value.
- Do not treat mortgage principal as an operating expense.
Inputs and outputs
Inputs: price, acquisition costs, rent, vacancy, rent decline, management, leasing, tax, insurance, association fees, repairs, capital expenditure, financing, sale cap rate, selling costs, and tax.
Outputs: gross yield, net yield, NOI, DSCR, cash-on-cash return, break-even occupancy, after-tax cash flow, internal rate of return, and sensitivity to rent, vacancy, rate, and exit value.
How to interpret the result
A 5–6% gross yield can become a thin or negative cash yield after costs; the tool shows NOI and DSCR so you underwrite the deal, not the headline yield.
What the tool shows — and what it doesn’t
In short: Retains gross yield, net yield, NOI, DSCR, and cash-on-cash return; Shows break-even occupancy and after-tax cash flow; Runs sensitivity to rent, vacancy, rate, and exit value; Do not treat mortgage principal as an operating expense.
A calculator is only as good as its inputs and the scenarios you test, and it models arithmetic, not approval: it cannot tell you whether a lender will lend, what rate underwriting will actually offer, or how your circumstances will change. Use it to compare options and to stress-test — run a mortgage at the offered rate plus one, two, and three points, and a purchase at pessimistic as well as central assumptions — rather than to produce a single answer. Advertised rates are execution-month or example figures, not guaranteed offers, so treat any result as a planning estimate and confirm the real numbers with a dated written quotation before you commit.
Who this is for
- Buyers and borrowers modeling a decision
- Anyone stress-testing affordability
What this is not
- A guaranteed quote or approval
- A 5–6% gross yield can become a thin or negative cash yield after costs; the tool shows NOI and DSCR so you underwrite the deal, not the headline yield.
Frequently asked questions
Is a high gross yield attractive?
Only after verifying costs, rent sustainability, legality, and exit — gross yield is not cash flow.
Are investment loans always nonrecourse?
No; Japanese loans are commonly recourse unless the documents say otherwise.