Know if it cash flows
before you buy.
The rental property calculator built for your first (or next) investment. Instantly see monthly cash flow, Cap Rate, DSCR, and multi-year projections — no spreadsheets, no guesswork.
Trusted by investors
Analyze deals in under 60 seconds
Cash Flow Analysis
123 S Main Street, Lincoln, NE 68336
$1,500
Monthly Rent
+$147
Cash Flow
$324
Expenses
🏠
$200,000
Purchase Price
📈
3.6%
Annual Return
30-Year Fixed
6.09%
3mo
-0.17%
15-Year Fixed
5.44%
3mo
-0.10%
Source: Freddie Mac Primary Mortgage Market Survey
Features
Everything you need to evaluate your next deal
Whether it's your first rental or your tenth, Will It Flow gives you professional-grade analysis in a simple, intuitive interface.
Instant Cash Flow Analysis
Enter a purchase price, down payment, and rent — see your monthly cash flow, Cap Rate, DSCR, and Cash-on-Cash Return update in real time. Smart defaults handle the rest so you don't need to be an expert to get started.
Quick Adjust Sliders
Wondering what happens if you put 25% down instead of 20%? Slide to find out. Adjust purchase price, down payment, and interest rate on the fly and watch your cash flow update instantly.
Multi-Year Projections
See how your investment grows over 5 to 30 years. Visualize cash flow, equity buildup, and total return with clear charts — so you can plan your hold period with confidence.
BRRRR Analysis
Running the Buy-Rehab-Rent-Refinance-Repeat strategy? Enter your After Repair Value and see refinance projections, capital returned, new monthly cash flow, and whether you'll hit 100% capital return.
Multi-Tenant Support
Thinking about a duplex or triplex for your first deal? Get per-unit breakdowns with Gross Rent Multiplier, price per unit, and break-even occupancy — the metrics that matter for small multi-family.
PDF Deal Sheets
Export a professional one-page PDF summary with every metric, input, and property detail. Share it with your partner, lender, or mentor to get a second opinion on a deal.
Live Mortgage Rates
See current 30-year and 15-year fixed mortgage rates right on your home screen, along with 3-month trend data. No more switching apps to look up today's rates.
Cloud Save & Favorites
Save every analysis to the cloud, star your best deals, and load them back anytime. Attach a property photo so you can remember which house was which.
Personal Defaults
Set your preferred loan term, vacancy rate, management fee, and growth assumptions once in your profile. Every new analysis starts with your numbers — not generic ones.
How It Works
From "is this a good deal?" to knowing — in 60 seconds
No learning curve. If you can enter a price and a rent amount, you can analyze a deal.
Create your free account
Sign up in seconds with just your email. Your account keeps your analyses, defaults, and favorites synced and secure.
Enter a deal
Punch in the purchase price, down payment, rent, and a few key expenses. Smart defaults fill in the rest so you can get results fast — even if you're still learning the numbers.
See your cash flow instantly
Your KPIs update in real time — monthly cash flow, Cap Rate, DSCR, Cash-on-Cash Return. Use Quick Adjust sliders to test different scenarios on the fly.
Save, export, repeat
Save your best deals to the cloud, favorite the ones worth watching, and export professional PDF deal sheets to share with partners or lenders.
Key Metrics
The numbers every investor should know
Will It Flow calculates every metric you need using industry-standard formulas — and explains what they mean, so you can make informed decisions from day one.
Monthly Cash Flow
Income - Expenses - Mortgage$487
Positive
The number that matters most: what you actually pocket each month after vacancy, operating expenses, and debt service are paid. Positive means the property pays you; negative means you're feeding it.
Cash-on-Cash Return
Annual Cash Flow / Total Cash Invested12.3%
Excellent
How hard is your actual cash working? This measures the annual return on the money you put in — your down payment, closing costs, and repair budget. Think of it as the yield on your out-of-pocket investment.
Cap Rate
NOI / Total Acquisition Cost7.2%
Strong
Measures the property's return as if you paid all cash — useful for comparing properties regardless of how they're financed. A higher cap rate means higher income relative to price.
DSCR
Net Operating Income / Annual Debt Service1.34
Solid
Debt Service Coverage Ratio — can the property's income comfortably cover the mortgage? Lenders typically want 1.25 or higher. Below 1.0 means the rent doesn't cover the loan payment.
Break-Even Rent
Solve for rent where Cash Flow = $0$2,413
Below Market
The minimum monthly rent you'd need to break even on all expenses and debt service. If market rents are well above this number, you have a healthy cushion.
1% Rule Quick Screen
Monthly Rent / Purchase Price0.91%
Close
A fast gut-check: does the monthly rent equal at least 1% of the purchase price? It's not a definitive answer, but it's a great way to quickly filter deals worth a deeper look.
Multi-tenant properties also get: Gross Rent Multiplier, Price Per Unit, Rent Per Unit, Operating Expense Ratio, and Break-Even Occupancy. BRRRR deals include full refinance projections.
Stop guessing.
Start knowing.
Will It Flow is launching soon. Be the first to know when it hits the app stores and get early access to analyze your next rental property deal.
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Free to download. Create an account and start analyzing in seconds.