Rental property calculator.
Cash flow after the costs people forget.
Rent minus mortgage is not cash flow. FlipRight Analyzer™ prices vacancy, maintenance, capital reserves, management, taxes, insurance, and HOA into net operating income, then returns monthly cash flow, cap rate, cash-on-cash return, DSCR, and long-run return with appreciation and amortization.
The rental math FlipRight runs
Underwritten the way a lender reads it.
Debt service is never included in NOI — that separation is what makes cap rate and DSCR comparable across properties.
Four steps from listing to decision
- 01
Enter the property and rent
Address, purchase price, and market rent. Property facts and sold comps load from the listing so the basis is grounded.
- 02
Set reserves honestly
Vacancy, maintenance, and capital expenditure percentages default to conservative industry standards and are fully editable in your profile.
- 03
Price the financing
Down payment, rate, amortization, points, and closing costs — conventional, DSCR, portfolio, or seller-financed.
- 04
Project the hold
Rent growth, expense growth, and appreciation produce a multi-year view of cash flow, equity, and total return including principal paydown.
Screening rules, used properly
The 1% rule and the 50% rule are screens, not underwriting. FlipRight shows both — rent as a percentage of price, and operating expenses as a share of income — so you can triage a list fast, then underwrite the survivors with real numbers.
A property can fail the 1% rule and still be an excellent hold in an appreciating, low-tax submarket. It can pass the 1% rule and still bleed cash under a 3.1% tax rate and a 1970s roof. The line-item model is what tells you which one you are looking at.
What the report shows a lender or partner
- Net operating income, cap rate, and DSCR on one page
- Monthly and annual cash flow after all reserves
- Cash-on-cash and total return including amortization and appreciation
- Sensitivity: rent −10%, vacancy +5%, rate +1%, expenses +15%
- Branded PDF with comps, photos, and your assumptions disclosed
Questions investors ask
Straight answers on how the analyzer handles this strategy.
What vacancy and maintenance should I use?
FlipRight defaults to conservative reserves — commonly 5–8% vacancy, 5–10% maintenance, and 5–10% capex depending on age and condition. All three are editable and saved to your profile.
Does it calculate cap rate correctly?
Yes. Cap rate is NOI divided by price, with debt service excluded from NOI. That is the definition lenders and appraisers use.
Can I model a DSCR loan?
Yes. Set the DSCR lender's rate, term, and minimum coverage, and the analyzer grades the property against that threshold.
Does it handle short-term rentals?
You can model STR revenue with a higher expense and management load, though the default assumptions are tuned for long-term rentals.
Know the cash flow before you close.
Reserves, debt service, and DSCR — priced the way your lender will price it.