Rental Property Cash Flow Analyzer
Run the numbers on any investment property in minutes. Enter the price, unit mix, financing, and expenses — get instant cash flow, cap rate, cash-on-cash return, and a full monthly breakdown.
Open the Analyzer →Who Is This For?
Whether you're evaluating your first duplex or underwriting a 50-unit apartment complex, the analyzer gives you the same metrics that professional investors use to make decisions.
Multi-Family Investors
Quickly underwrite duplexes, triplexes, quads, and apartment buildings. Define each unit type separately with its own rent, vacancy rate, and square footage to get an accurate picture of mixed-unit properties.
Real Estate Agents & Brokers
Show clients the numbers behind a listing. Generate a professional cash flow breakdown you can walk through during a showing or attach to a listing presentation. No spreadsheet skills required.
First-Time Rental Property Buyers
Understand whether a property will actually cash flow before you make an offer. The tool walks you through every input step by step — price, units, financing, expenses — so nothing gets missed.
What It Calculates
The analyzer computes the key investment metrics that determine whether a rental property is worth buying. All calculations update in real time as you enter data.
Cash Flow
Monthly and annual cash left over after all expenses and mortgage payments. The bottom line — will this property put money in your pocket?
Positive = GoodCap Rate
Net Operating Income divided by purchase price. Measures the property's return independent of financing. Higher means better value relative to price.
Target: 5-10%Cash-on-Cash Return
Annual cash flow divided by your actual cash invested (down payment). Tells you how hard your money is working compared to other investments.
Target: 8-12%NOI & GRM
Net Operating Income (revenue minus operating costs, before mortgage) and Gross Rent Multiplier (price divided by annual rent). Standard industry benchmarks.
GRM: Lower is betterHow It Works
The analyzer uses a progressive workflow — each section unlocks as you fill in the previous one, so you're never overwhelmed with a wall of empty fields.
Property Details
Enter the address, year built, asking price, and your offer price.
Unit Composition
Add each unit type — beds, baths, sqft, rent, and vacancy rate. Handles mixed-unit buildings.
Financing
Set your down payment, interest rate, and loan term. Monthly mortgage payment calculates automatically.
Expenses
Enter taxes, insurance, utilities, maintenance, management fees, and any custom line items.
Results
See cash flow, NOI, cap rate, cash-on-cash, and a full monthly income vs. expense breakdown.
No sign-up required to run the numbers
The analyzer works immediately — no account needed. If you want to save your analyses and come back to them later, you can create a free account. Your data stays private.
Features
Built specifically for rental property analysis, not adapted from a generic calculator.
Mixed-Unit Support
Define multiple unit types with different rents, sizes, and vacancy rates. Ideal for properties with studios, 1-beds, and 2-beds all in one building.
Weighted Vacancy Calculation
Set vacancy rates per unit type, not just one flat rate. A studio and a 3-bedroom often have very different vacancy patterns.
Custom Expense Line Items
Add as many custom expense categories as needed — HOA fees, pest control, landscaping, snow removal — whatever applies to the property.
Real-Time Calculations
Every metric updates instantly as you type. Change the offer price and immediately see how it affects your cap rate and cash-on-cash return.
Flexible Management Fee
Enter management as a percentage of effective gross income, a monthly dollar amount, or annual — whichever way you think about it. The others auto-calculate.
Save & Compare
Sign in to save unlimited property analyses. Come back and compare multiple deals side by side to find the best investment for your money.
Frequently Asked Questions
What types of properties can I analyze?
Any rental property — single-family homes, duplexes, triplexes, fourplexes, small apartment buildings, and large multi-family complexes. The unit composition section handles any mix of unit types.
What is Effective Gross Income (EGI)?
EGI is your total expected rent minus vacancy losses. If a property generates $10,000/month in rent but you expect 5% vacancy, your EGI is $9,500/month. This is the realistic income number used in all further calculations.
What's the difference between Cap Rate and Cash-on-Cash Return?
Cap Rate measures the property's return regardless of how you finance it (NOI / Price). Cash-on-Cash measures the return on the cash you actually invest (Annual Cash Flow / Down Payment). A property can have a great cap rate but poor cash-on-cash if you put too much money down, or vice versa.
Does this include appreciation or tax benefits?
This tool focuses on cash flow analysis — the money that flows in and out each month. It does not project property appreciation, depreciation tax benefits, or equity buildup through mortgage paydown. Those are important but harder to predict and vary by individual tax situation.
Is this free?
Yes. The analyzer is completely free to use. Creating an account (also free) lets you save and revisit your analyses.
Ready to Run the Numbers?
Enter a property's details and get a complete cash flow analysis in under two minutes.
Open Cash Flow AnalyzerLayerProp's Cash Flow Analyzer is for informational and research purposes only. It is not financial advice. Always consult with a qualified financial advisor or real estate professional before making investment decisions. Actual returns may vary based on market conditions, property condition, and other factors.