Real Estate Calculators

Capitalization rate = NOI / Property Value × 100. Property's annual return excluding financing.

Annual pre-tax cash flow / total cash invested × 100. Measures return on actual money in.

NOI = gross income − operating expenses. Excludes mortgage payments, capex, depreciation, and income tax.

GRM = property price / gross annual rent. Quick screening metric (lower is better).

DSCR = NOI / annual debt service. Lenders typically require ≥ 1.20-1.25.

Total return = (cash flow + appreciation + principal pay-down + tax benefit) / cash invested. The full picture.

Quick rental screening: monthly rent should be ≥ 1% of purchase price.

Rule of thumb: operating expenses ≈ 50% of gross rent. Quick NOI estimator.

Buy + Rehab → Rent → Refinance (75% LTV) → Repeat. Compute cash recovered + ongoing cash flow.

Profit = sale − purchase − rehab − holding − selling costs.

Holding = (taxes + insurance + utilities + interest) × months.

Sum cosmetic / mid / heavy rehab line items + contingency.

ARV = avg comp $/ft² × subject ft². Average from 3-5 sold comps within 1 mile, last 6 months.

Max purchase = NOI / target cap rate. Reverse-engineer from desired return.

Cash out = (new loan − old loan payoff) − closing costs.

New basis = old adjusted basis + boot − deferred gain. Section 1031 like-kind tax deferral.

Years until total ownership cost (mortgage + property tax + maintenance + opportunity) equals total rent.

Decide whether paying discount points is worth it: compare monthly payments with and without points and find the break-even month.

Find when your private mortgage insurance can be removed — the month your loan reaches 80% LTV (request) and 78% LTV (automatic termination).