Enter any US address and get cash flow, cap rate, DSCR and cash-on-cash return after vacancy, management, maintenance and capex reserves, with a deal score computed from those numbers.
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Arvo pulls address-level rent, calculates every metric with its assumptions listed, and shows the formula behind each one.
Net monthly cash flow after mortgage, taxes, insurance, vacancy, management, maintenance and a capex reserve. Every default is listed on the report.
Cap rate, cash-on-cash return and gross rent multiplier, each with its formula shown.
Know if your rental passes DSCR lending requirements. Arvo calculates debt service coverage ratio and flags deals below common thresholds.
Address-level rent from Zillow and RentCast, the RentCast rent range, and HUD Fair Market Rent side by side. Every report labels where its rent came from.
Computed only from financial metrics: cash-on-cash, cap rate, DSCR, cash flow, break-even occupancy, IRR, GRM and equity multiple, each weighted and shown in the breakdown.
Every plan, including Free, runs four scenarios: vacancy at 15%, rate up 2 points, rent down 10%, and all three at once.
Type any US address. Arvo pulls property details, tax records, and market context instantly.
Input your purchase price, down payment, interest rate, and expected rent. Or let Arvo estimate the rent for you.
See cash flow, cap rate, DSCR, cash-on-cash return, the expense breakdown, the deal score, stress tests and a written summary.
A rental property is only a good investment if the numbers work — and you can know whether they do before you make an offer. Analyzing a buy-and-hold rental means projecting the income, subtracting every real expense, and measuring the result against the cash you put in. A rental property calculator like Arvo runs these numbers in seconds, but every serious landlord should understand the four metrics below.
Cash flow is what's left each month after the property pays for itself. The mistake new investors make is forgetting that the mortgage is only part of the cost. A complete cash flow projection subtracts the mortgage (principal & interest), property taxes, insurance, and four operating reserves that always come due eventually:
Arvo's defaults are 8% of rent for vacancy, 10% of collected rent for property management (even if you self-manage, your time has value), maintenance at 1% of the property's value per year, and a capex reserve of 0.5% of value per year. Taxes default to 1.2% and insurance to 0.6% of price a year when the property record doesn't have them, and mortgage insurance (0.55% of the loan a year) is added under 20% down. Every default can be overridden, and the report lists which ones were used.
The capitalization rate measures a property's unleveraged yield — its net operating income (NOI) divided by price. It lets you compare two very different properties without financing muddying the picture.
Cap rates vary by market — 4–5% in expensive coastal cities, 7–9% in the Midwest and South. There's no single "good" cap rate; what matters is how it compares to other properties in the same area.
Because most investors finance, cash-on-cash return is often the most useful number: it's your annual pre-tax cash flow divided by the actual cash you invested (down payment + closing + rehab).
| Monthly rent | $1,800 |
| Vacancy (8%) | −$144 |
| Property tax (1.2% of price / yr) | −$200 |
| Insurance (0.6% of price / yr) | −$100 |
| Management (10% of collected rent) | −$166 |
| Maintenance (1% of value / yr) | −$167 |
| CapEx reserve (0.5% of value / yr) | −$83 |
| Mortgage (P&I, 20% down @ 7%, 30 yr) | −$1,064 |
| Monthly cash flow | −$124 |
| Annual cash flow | −$1,489 |
| Cash invested (down + 3% closing) | $46,000 |
| Cash-on-cash return | −3.2% |
These are the engine's own line items for this property at its defaults. A deal that looks like it clears $736 a month after the mortgage loses money once vacancy, management and reserves are counted, and its DSCR is 0.96, below what a DSCR lender will accept. That is the kind of deal Arvo's score flags so you can negotiate harder or walk away.
The 1% rule is a quick filter: monthly rent should be at least 1% of the purchase price (a $200,000 home renting for $2,000+). It's harder to hit in today's market, but it's a useful first pass. Lenders, meanwhile, care about DSCR (debt service coverage ratio) — NOI divided by annual debt service. Most DSCR loans require a ratio of 1.20–1.25 or higher. Arvo calculates DSCR on every deal and flags whether it clears typical lending thresholds. See a full sample rental report or analyze your first rental free.
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