May 20268 minDan White

Free Rental Property Calculator — Cash Flow, Cap Rate, Cash-on-Cash

A rental property calculator answers one question: does this property produce a return worth the capital and risk? FreeDealCalc runs the full rental analysis free — gross rent, operating expenses, NOI, financing, cash flow, cap rate, and cash-on-cash return in one conversation.

Analyze any deal free — Freddie runs the numbers in 60 seconds.Try Freddie Free →

Market Context

Live Market Data

Washington, DC Housing Market

Cool Market

Data through Mar 2026

Median Sale Price

$590,000

+0.8% YoY

Median Days on Market

44 days

lower = faster market

Sale-to-List Ratio

99.7%

buyers' market

Homes Sold

4,457

last reported month

Source: Redfin Data Center. Updated monthly. Data reflects Washington, DC residential sales. redfin.com

What the Rental Calculator Computes

Gross rental income: Monthly rent × 12
Vacancy allowance: Typically 5–8% of gross rent
Operating expenses: Taxes, insurance, PM fee, maintenance, CapEx reserves
Net Operating Income (NOI): Gross income minus vacancy and operating expenses
Debt service: Monthly mortgage payment (PITI)
Monthly cash flow: NOI/12 minus mortgage
Cap rate: NOI divided by purchase price
Cash-on-cash return: Annual cash flow divided by total cash invested
DSCR: NOI divided by annual debt service — lenders need 1.20+

Analyze Your Rental Property Free

Freddie runs the full rental analysis — cash flow, cap rate, cash-on-cash, and DSCR — in one free conversation. No spreadsheet needed.

Calculate My Rental Returns Free →

What Good Numbers Look Like in 2026

Cash flow: Positive — even $100/month matters
Cash-on-cash return: 4%+ minimum, 6%+ target
Cap rate: At or above local market cap rate
DSCR: 1.25+ for most lenders

In Northern Virginia and other high-cost markets, 3–5% cash-on-cash is common on stabilized rentals. Investors accept thinner cash flow because appreciation and principal paydown compensate over time. In secondary markets, 6–10% is achievable with the right buy.

Dan White is a licensed Virginia real estate agent at Pearson Smith Realty and founder of FreeDealCalc.com. He has been investing in real estate for 20+ years.