Kyodo Rental Property Toolkit
An editable Excel or Google Sheets workbook with more features — and this free calculator is included. You control your data and where the workbook is stored; nothing is ever sent to us.
A plain-English tool for homeowners and would-be landlords. You type the real dollars you know — what you paid, your rent, your monthly bills. The tool figures out the percentages, the cash flow, and whether (and when) it makes money. Pick your situation:
The big numbers about buying it.
The money the property brings in.
Type what you pay — the numbers you actually know. Monthly bills up top, yearly upkeep below. We total it all into your operating expenses and show what slice of your rent each piece eats.
Most landlords don't know a yearly maintenance figure — so estimate by type. Some years are $0; others (a new roof, a dead furnace) are a lot. Put a rough yearly amount for each.
Vacancy is not in this total — it's lost rent, not a bill. It reduces your income separately (see its "= %" readout above).
These are the projections you're paying the tool to make. The defaults are typical long-run averages — change them only if you have a reason to.
A bigger project, item by item. Put the cost of each part you plan to do; leave the rest at 0. This is on top of the small "repairs to make it rentable" up top.
Everything about selling, in one place. Tell us when you plan to sell and (if you have a guess) for how much.
A "what if it goes wrong" check, in dollars you can picture. Set how bad each thing gets; the results on the right update so your inputs sit right next to the outcome.
Each shock is shown on its own so you can see what one thing does. (We don't stack them — it's rare for everything to go wrong at once.)
Tracking appliances & depreciation? That's in the spreadsheet version.
Same assumptions the other modes use; change them only if you have a reason to.
When you'd sell the whole property (home + ADU). Enter your estimated sale price, or leave it at 0 to grow today's home value by the appreciation rate (which assumes the ADU adds no resale value beyond that — enter a price to credit what the ADU adds).
A "what if it goes wrong" check on the ADU rental, for the year you pick.
Start with the rent coming in, then subtract every cost a landlord pays. The mortgage is only one of them.
How your equity (home value − loan balance) grows over time under your appreciation assumption. Even when the monthly cash flow is negative, a renter is paying down your loan and the home is appreciating — so your equity (what you'd own free and clear) climbs.
This counts everything: the cash flow you collected, the sale price minus agent/closing costs and the loan payoff, minus the cash you put in. Early years are usually negative because selling costs and your down payment haven't been earned back yet.
The same property, two different plans — each is a different question with a different time frame.
| What goes wrong | Cash flow/mo | vs. normal |
|---|
The full picture, with every ratio explained in plain English right here. Use it to learn what the numbers are telling you.
| Year | Cap | 1% Rule | CoC | Cash flow/mo | NOI/yr | DSCR |
|---|
The 1% rule and cap rate read low in expensive markets — that's the market, not a mistake.
A flip lives or dies on keeping the hold short — every extra month is mortgage, tax and insurance with no rent coming in. Your planned hold is highlighted.
| How long you hold | Profit | Return on cash |
|---|
A flip lives or dies on the resale price and keeping the hold short — every extra month is mortgage, tax and insurance with no rent coming in.
This free rental property calculator shows a deal's monthly cash flow, cap rate, cash-on-cash return, and DSCR the moment you enter the numbers — and it also models house-hack, ADU, duplex, and fix-and-flip scenarios so you can see whether a property actually makes money before you buy.
How do I calculate rental property cash flow?
Cash flow is your monthly rent minus every expense: mortgage principal and interest, property tax, insurance, maintenance, vacancy, and management. This calculator adds them up automatically and shows your monthly and yearly cash flow, plus cap rate and cash-on-cash return.
What is a good cap rate for a rental?
Cap rate is net operating income divided by purchase price. What counts as 'good' varies by market, but many investors look for 5–8%. The calculator computes your cap rate so you can compare deals apples-to-apples.
Is this rental calculator free?
Yes, it's free and runs entirely in your browser — nothing is saved or sent anywhere. A downloadable Rental Property Toolkit with a 30-year proforma and bookkeeping is available if you want more depth.