Free tool · for investors
The Utah Rental Property Analyzer
Most "rental calculators" flatter the deal. This one tells the truth: it charges the deal for vacancy, maintenance, management, and a CapEx reserve, and it uses the full Utah property-tax rate that actually applies to a rental. Change any number and watch it recompute.
Monthly cash flow
-$756
After the mortgage, all expenses, and reserves.
Cash-on-cash return
-7.6%
Annual cash flow ÷ cash you put in.
Cap rate
4.20%
NOI ÷ price. Ignores your loan.
DSCR
0.71
NOI ÷ mortgage. Under 1.0 means rent doesn't cover the loan.
The breakdown
- Cash needed to close
- $119,000
- Loan amount
- $318,750
- Mortgage (P&I) / mo
- $2,099
- Operating expenses / mo
- $792
- Net operating income / yr
- $17,852
- CapEx reserve / yr
- $1,728
- 1% rule
- 0.56% (rent ÷ price)
- Gross rent multiplier
- 14.8
Real talk: At these numbers the rent doesn't cover the mortgage (DSCR under 1.0), so you'd feed it every month. That can still make sense for appreciation or a house-hack, but go in with eyes open. Education only, not investment advice. Every number here is yours to change.
Want a second set of eyes on a real deal?
A calculator is only as good as its inputs, and the inputs are where deals go wrong: optimistic rent, forgotten CapEx, the HOA nobody mentioned. Send me the address or the numbers and I'll pressure-test them against what's really renting on the Wasatch Front, and flag the risks before you write an offer.
Rather just talk it through? Email corysalisbury@kw.com or call or text (801) 245-0511. Education only, not investment, tax, or legal advice.