Rental property underwriting
Run the numbers before you make the offer.
Test the rent, loan, operating costs, reserves, and downside case. Save the deal only if you want to compare it with the rest of your portfolio.
- Cash flow, cap rate, CoC, and DSCR
- Conservative, base, and optimistic cases
- Break-even occupancy and reserve target
- Five- and ten-year equity outlook
No signup or bank connection required.
Base case
123 Main Street
Purchase price
$250,000
Monthly cash flow
$352
Cash-on-cash
6.51%
Cap rate
8.08%
DSCR
1.26
- Gross monthly rent
- $2,400
- Operating expenses
- −$788
- Mortgage payment
- −$1,260
- Cash required
- $65,000
One model, two views
Carry a reviewed deal into your portfolio.
The rent, loan, expenses, and growth assumptions from the deal analyzer become the starting point for a saved property. No second set of inputs and no hidden conversion between tools.
Review the calculatorEnter the deal
Purchase terms, financing, rent, expenses, reserves, and growth assumptions.
Stress-test it
See returns, break-even occupancy, warnings, and three sensitivity cases.
Keep planning
Create a free account and continue the reviewed property and mortgage.
Why use a portfolio model
Keep comparisons consistent.
Spreadsheets break quietly
A changed formula or stale loan balance can alter a comparison without leaving a clear trail.
Single-property calculators stop too early
They can price one deal, but not the effect of that deal on household cash, debt, or another property.
Each option gets different assumptions
Buying, selling, and paying down debt should be tested against the same timeline and market assumptions.
Workflow
Three steps, with the assumptions left in view.
Enter your current portfolio
Your rentals with rent, taxes, vacancy, and repairs. Your mortgages with rates and payments. Your cash, stocks, income, expenses, and goal.
Schedule portfolio transactions
Set the timing for a sale, refinance, debt payoff, or purchase. Cash-triggered purchases occur only when the required funds are available.
Compare the results
Review net worth, cash flow, debt, and time to goal. The ranking rules and assumptions remain visible.
Portfolio workspace
The records and comparisons that matter.
Scenario timelines
Combine sales, cash-out refinances, HELOCs, debt payoffs, purchases, and lease options in one ordered plan based on your portfolio.
Side-by-side strategy comparisons
Save each option as a scenario and compare ending net worth, monthly cash flow, debt, time to goal, and differences from your baseline.
Projected FIRE timing
FIRE progress is based on rental cash flow and a safe withdrawal rate covering your monthly expenses.
Scenario ranking with reasons
See which scenario ranks first, which inputs drove the result, and where the tradeoffs are close.
Monthly progress check-ins
Update balances and values each month, compare actual results with the projection, and maintain a history of net worth changes.
Property-specific planning rules
Protect a long-term rental from sale or refinancing recommendations, or mark another property as a debt-paydown priority.
Example comparisons
Compare your options using consistent assumptions.
“Should I use $40,000 for another rental or pay down a 7.1% mortgage?”
Create one scenario for each option, then compare cash flow, ending net worth, and FIRE timing.
“My duplex has limited cash flow and $150,000 of equity. What are my options?”
Compare selling, completing a cash-out refinance, and keeping the property under the same assumptions.
“Could a HELOC on my home fund the next purchase?”
Add the HELOC draw and interest rate, then schedule a purchase when cash covers the down payment. The projection includes the resulting debt service.
“When could passive income cover my expenses?”
Set passive income coverage as your goal. Each scenario shows when the goal is reached or whether it remains unmet during the projection.
Standalone calculators
Start with a focused calculation. No account required.
Rental Property Depreciation Calculator
How much residential rental depreciation can I estimate?
Rental Property Wealth Simulator
If I buy one rental per year, what happens in 10 years?
Pay Down vs Buy More Calculator
Should extra cash pay down debt or buy the next rental?
Rental Property Deal Analyzer
Is this rental worth buying?
Sell or Rent My House Calculator
Should I sell my current home or keep it as a rental?
Net Worth Projection Calculator
When will I hit $1M?
To compare several related decisions, create a portfolio model, save your assumptions and review the scenarios together.
Methodology
You can audit the math.
The model applies the same calculations to each scenario and documents how it handles funding, risk, and rental operating costs.
Funding shortfalls are identified
If projected cash becomes negative, the results identify the first affected month and the lowest cash balance.
Similar outcomes remain closely ranked
When two strategies receive similar scores, the comparison keeps them closely ranked instead of overstating the difference.
Consistent month-by-month calculations
Amortization and cash flow are calculated monthly. The same inputs produce the same results, and assumptions are listed with the projection.
Rental-specific assumptions
Projections can include vacancy, management fees, repairs, selling costs, and estimated capital gains tax on property sales.
Start free with your first property.
A free account includes 1 property, 3 scenarios, and 3 saved projections. Use them to compare a purchase with debt paydown, then upgrade when you are ready to model the complete portfolio.
Frequently asked questions
Who is this for?
Rental property investors with approximately one to ten properties who want to compare purchases, debt paydown, refinancing, HELOCs, and sales. This is portfolio planning software and does not include tenant portals or rent collection.
How is this different from a rental calculator?
A rental calculator evaluates one property or decision. Rental Wealth Simulator models properties, loans, and financial accounts together, including a sequence of planned transactions over time.
Is there a free plan?
Yes. The public calculators require no account. A free account includes one property, three scenarios, and three saved projections. Paid plans support a complete portfolio.
Where do the projections come from?
The month-by-month simulation uses amortization schedules, rental cash flow, vacancy and management assumptions, appreciation, and rent growth rates that you control. The same inputs produce the same results.
Will it just tell me what I want to hear?
No. A scenario is marked as unfunded if projected cash becomes negative. Similar results remain closely ranked, and the assumptions used in the comparison are listed with the results.
Do I need to connect my bank accounts?
No. You enter values directly and update them during monthly check-ins. You do not need to share bank credentials.
Compare your options before making a major portfolio decision.
Enter your current portfolio and review the projected financial effect of each option.