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Rental Portfolio Calculator

Add every property you own or are considering, and see the portfolio as one asset — total cash flow, equity, LTV, and blended returns. Stored in your browser only. Export a CSV any time.

Why look at the portfolio, not the property

Investors analyse deals one at a time and then own them all at once. Those are different problems. A portfolio can post healthy aggregate cash flow while one property quietly bleeds every month, subsidised by the others — and you'd never see it in a per-deal spreadsheet. Rolling everything up shows both layers: the totals that matter for your finances, and the per-property numbers that tell you which asset is carrying which.

A note on blended ratios. This calculator computes blended cap rate, cash-on-cash, and DSCR from portfolio totals — aggregate NOI over aggregate value — rather than averaging each property's ratio. That distinction matters more than it sounds. Averaging ratios silently treats a small studio and a large fourplex as equally significant, which can make a portfolio look far healthier than it is. Weighting by actual size is the honest version.

Portfolio LTV is your risk dial. Total debt divided by total value is the cleanest measure of exposure. At 80% LTV a 20% correction erases your equity; at 50% you have room to breathe. It's also the figure a lender reaches for when you ask to finance the next one. To underwrite that next deal properly, use the rental property ROI calculator, check financing with the DSCR calculator, and screen fast with cap rate.

Frequently asked questions

Where is my portfolio data stored?+

Entirely in your own browser's local storage. There's no account, no sign-up, and nothing is uploaded to a server — your property data never leaves your device. The trade-off is that clearing your browser data will erase it, and it won't sync between devices, so export a CSV if you want a durable copy.

What is a blended cap rate?+

It's your whole portfolio's net operating income divided by the total purchase price of every property — a single figure for the portfolio as one asset. Importantly, this is not the average of each property's individual cap rate. Averaging ratios treats a $100,000 studio and a $900,000 fourplex as equally important, which badly misstates the portfolio. Computing on aggregate totals weights each property by its actual size.

Why does portfolio LTV matter?+

Loan-to-value across the whole portfolio is a plain measure of leverage: total debt divided by total value. Lenders look at it when you seek additional financing, and it's the clearest signal of how exposed you are if values fall. A portfolio at 80% LTV loses all its equity on a 20% correction, while one at 50% has real room to absorb a downturn.

Can one strong property hide a weak one?+

Yes — that's exactly what a roll-up is for. A portfolio can show healthy total cash flow while a single property quietly loses money every month. This calculator shows per-property cash flow, cap rate, cash-on-cash, and DSCR alongside the totals, so you can see which asset is carrying the others and decide whether to fix it, refinance it, or sell it.