A property either produces income or it doesn't, and the listing photos won't tell you which. Put in the price, the rent and your financing, and see the cash flow, cap rate and cash-on-cash return the moment you change a number.
Buying it to live in? Try the affordability calculator.
What it rents for today, not what it might after work.
Lenders usually want 20–25% down on a non-owner-occupied property.
Investment loans typically price above owner-occupied rates.
California starts near 1% under Prop 13, plus local assessments. Newer tracts with Mello-Roos run higher.
Percentage of rent lost between tenants. Even a great rental turns over.
Of rent. Older properties need more. This is the line most first-time investors leave out.
Set to 0% if you're managing it yourself — but that's a job, not a saving.
An estimate for planning only — not investment, tax or legal advice, and not a guarantee of return. It ignores income tax, depreciation, capital expenditure reserves and appreciation. Rents, rates, taxes and insurance vary by property and change over time. Speak to your CPA and lender before committing. Lisa Ng, REALTOR®, CA DRE #02240398 · eXp Realty of California, Inc., CA DRE #01878277.
Cap rate is the return the property produces before financing — net operating income divided by price. It lets you compare two buildings without your loan getting in the way.
Cash-on-cash is the annual cash flow against the cash you actually put in. This is the one that answers "what is my money earning?"
DSCR is net operating income divided by the mortgage payment. Lenders on investment loans often want 1.20 or better; under 1.0 means the rent doesn't cover the note.
A note on Southern California. At today's prices and rates, most SGV and Inland Empire rentals do not cash flow on day one — the honest answer is often a negative number. Investors here are usually buying for appreciation, principal paydown and tax treatment, and are prepared to carry the property in the meantime. A calculator that showed you a comfortable profit on these inputs would be lying to you. If the cash flow matters more than the appreciation, that usually points to a different price point or a different market, and it's worth a conversation before you write an offer.
I'll pull the real rents and comps for anything you're considering, and tell you honestly whether it works.
Talk it through with Lisa Or call / text (626) 872-8232