Run any Central Texas rental through the same math we use — cash flow, cap rate, cash-on-cash, and DSCR, updated live as you type.
| Result | Amount |
|---|---|
| Loan Amount | — |
| Monthly Principal & Interest | — |
| Monthly Taxes, Insurance & HOA | — |
| Total Monthly Payment (PITIA) | — |
| Vacancy Allowance (monthly) | — |
| Maintenance & Management (monthly) | — |
| Total Monthly Expenses (all-in) | — |
| Monthly Cash Flow | — |
| Annual Cash Flow | — |
| Net Operating Income (annual) | — |
| Cap Rate | — |
| Cash-on-Cash Return | — |
| Gross Rent Multiplier (GRM) | — |
| 1% Rule (rent ≥ 1% of price) | — |
| DSCR (rent ÷ PITIA) | — |
How to read it: the vacancy allowance is a planning reserve, not a bill — it keeps the math honest for the months a unit sits empty. "Cash invested" for cash-on-cash is the down payment only; closing costs aren't included, so verify the full cash-to-close on any real deal. Expenses are screening estimates — confirm actual taxes, insurance quotes, and market rent on a specific property before you write an offer.
| Metric | How to read it |
|---|---|
| Cap Rate | Net operating income ÷ purchase price. It measures the property alone, ignoring your loan entirely — the cleanest way to compare two properties. Higher is not automatically better: very high cap rates often come with weaker locations, older systems, or heavier risk. |
| Cash-on-Cash Return | Annual cash flow ÷ the cash you actually invested. This measures your money after financing — the return your bank account feels. Leverage can push it well above the cap rate, or below zero if the deal is overpriced. |
| DSCR | Monthly rent ÷ the full monthly payment (PITIA). It's the ratio DSCR lenders underwrite to: 1.0 breaks even, 1.25 gives real cushion, and below 1.0 you're feeding the property out of pocket every month. Read the DSCR guide → |
| Gross Rent Multiplier | Price ÷ gross annual rent. A quick comparison shortcut — lower means cheaper per dollar of rent. It ignores every expense, so never let it make a decision by itself. |
| 1% Rule | Monthly rent should be at least 1% of the purchase price. A 60-second screen, nothing more: plenty of solid corridor deals miss it at today's prices, and plenty of bad deals pass it. The full math above is the verdict. |
| 50% Rule | A rough back-of-envelope screen that assumes operating expenses — everything except the mortgage — consume about half of gross rent on many properties: estimated cash flow ≈ (rent × 50%) − P&I. If a deal fails even this generous test, slow down and find out why before falling in love with it. |
This calculator tells you whether a deal deserves a second look — it can't walk the property, read the lease, check the roof's age, or tell you what the house across the street just rented for. That's our job. Send us any property you're considering and we'll pressure-test the numbers against the real street, the real tenant market, and your actual goals.
Educational tool only — outputs are estimates for screening, not a loan quote, an appraisal, or financial advice. Rates, taxes, insurance, and rents change; verify every input on a specific property before making an offer.
Infinity Family Properties & Associates, 15126 Sirius Circle, San Antonio, TX 78245. 737-392-2812