Real Estate Portfolio Calculator
Enter up to 5 investment properties to analyze your portfolio — total equity, monthly cash flow, cap rate, DSCR, and a 5-year growth projection with leverage and tax strategy.
Key performance metrics for each property in your portfolio.
| Property | Value | LTV | Monthly CF | Cap Rate | Cash-on-Cash | DSCR |
|---|---|---|---|---|---|---|
| Property 1 | $350,000 | 65.7% | $800 | 2.74% | 8.0% | 1.57x |
| Property 2 | $280,000 | 71.4% | $600 | 2.57% | 9.0% | 1.50x |
5-year portfolio growth projection accounting for appreciation, rent growth, and debt paydown.
| Year | Portfolio Value | Est. Equity | Annual Cash Flow | Annual Rent | Equity Growth |
|---|---|---|---|---|---|
| Today | $630,000 | $200,000 | $26,160 | $48,000 | $0 |
| Year 1 | $655,200 | $216,600 | $26,945 | $49,440 | +$16,600 |
| Year 2 | $681,408 | $233,520 | $27,753 | $50,923 | +$33,520 |
| Year 3 | $708,664 | $250,773 | $28,586 | $52,451 | +$50,773 |
| Year 4 | $737,011 | $268,372 | $29,443 | $54,024 | +$68,372 |
| Year 5 | $766,491 | $286,331 | $30,327 | $55,645 | +$86,331 |
How to Use This Real Estate Portfolio Calculator
Enter your investment properties one at a time. The calculator instantly analyzes your portfolio across key performance metrics — from monthly cash flow to 5-year wealth projection.
Quick Calculator
For each property, enter the Property Value (current market value), Your Equity (value minus remaining mortgage balance), Monthly Rent (gross rent collected), and Monthly Expenses (all costs: mortgage payment, taxes, insurance, management fees, maintenance reserve, vacancy reserve). You can enter up to 5 properties. Results show total portfolio value, equity, monthly cash flow, weighted cap rate, and portfolio LTV.
Advanced: Metrics Dashboard, Diversification, Rebalancing
Portfolio Metrics shows per-property cap rate, cash-on-cash return, DSCR, and LTV in a comparison table. Diversification assesses your concentration risk and provides guidance on geographic, property type, and tenant diversification. Rebalancing identifies your underperforming property and explains when to sell vs. keep, and how a 1031 exchange works to defer capital gains taxes.
Pro: Growth Projection, Leverage Strategy, Tax Summary
Growth Projection runs a 5-year model showing portfolio value, equity, and cash flow at your expected appreciation and rent growth rates. Leverage Strategy assesses whether your portfolio LTV is aggressive, moderate, or conservative — and recommends specific actions for each profile. Tax Summary estimates your portfolio's taxable rental income after the depreciation deduction, with an estimated annual tax impact.
Key Real Estate Portfolio Metrics Explained
NOI = Annual Rent − Annual Operating Expenses
(does NOT subtract mortgage payments — cap rate is pre-financing)
Cash-on-Cash Return = Annual Cash Flow / Equity Invested × 100
Cash Flow = Monthly Rent − All Monthly Expenses (including mortgage)
DSCR = Monthly Rent / Monthly Expenses
1.0x = breakeven · 1.25x = lender minimum · 1.5x+ = strong
Portfolio LTV = Total Debt / Total Value × 100
Conservative: <50% · Moderate: 50–70% · Aggressive: >70%
Depreciation = (Property Value × 80%) / 27.5 years
Land value (~20%) is not depreciable
Cap rate is the most widely used metric to compare investment properties regardless of financing. It measures the property's yield on an unlevered basis. Cash-on-cash return measures actual return on your invested equity, accounting for your specific financing. A property can have a low cap rate but excellent cash-on-cash return if financed with a low-rate loan.
Example: Two-Property Portfolio in Atlanta, GA
James's growing rental portfolio analysis
| Property 1 — Single Family (Suburbs) | |
| Value / Equity | $320,000 / $95,000 equity |
| Monthly Rent / Expenses | $2,100 rent / $1,650 expenses |
| Monthly Cash Flow | +$450 |
| Cap Rate | 5.4% |
| Cash-on-Cash | 5.7% |
| Property 2 — Duplex (City) | |
| Value / Equity | $290,000 / $70,000 equity |
| Monthly Rent / Expenses | $2,800 rent / $2,100 expenses |
| Monthly Cash Flow | +$700 |
| Cap Rate | 8.3% |
| Cash-on-Cash | 12.0% |
| Portfolio Total | |
| Total Value / Equity | $610,000 / $165,000 |
| Monthly Cash Flow | +$1,150 |
| Weighted Cap Rate | 6.7% |
| Portfolio LTV | 73% (aggressive) |
James's duplex significantly outperforms the single-family rental on cap rate and cash-on-cash. At 73% LTV he should focus on debt paydown before acquiring another property. His 5-year projection at 4% appreciation and 3% rent growth shows $760K in portfolio value and $270K in equity.