Rental Property Calculator
Run the numbers on any Canadian rental in 30 seconds. Plug in market value, mortgage, rent, and operating costs — see cash flow, cap rate, NOI, and cash-on-cash return update live as you type.
- Built on the same model GoodDoors uses internally
- No sign-up to use — just type
- Excel version available below
Rental Property Calculator
Plug in your numbers. NOI, cash flow, cap rate, and cash-on-cash return update live.
Property and loan
Monthly rent
Operating assumptions
What this calculator tells you
A rental property is a small business that lives or dies on a handful of numbers. This tool runs the four that matter most.
Monthly cash flow
What lands in your bank account each month after the mortgage and every operating cost. If this is negative, the property costs you money to own.Cap rate
Net operating income divided by market value. The yield the property would generate free and clear. The cleanest way to compare two properties because it strips out financing.Cash-on-cash return
Annual cash flow divided by your equity. The actual return on the money you have tied up. A 4% cap-rate property at low leverage can have a great cash-on-cash; a 7% cap-rate property at high leverage may not.Net operating income (NOI)
Effective rental income minus operating expenses, before mortgage. The number lenders and appraisers care about most.
How to use the calculator
Enter market value + mortgage balance
Market value is what you could sell for today. The difference between market value and your mortgage balance is your equity.Add interest rate + years remaining
The monthly mortgage payment is computed using the standard amortization formula.Enter monthly rent
For duplexes, split rent into Unit 1 and Unit 2. For single-family, put the whole rent in Unit 1.Set your operating assumptions
Defaults reflect typical Saskatchewan ranges, but the right number is your actual one. If you don't know your annual maintenance, 1–2% of property value is a reasonable starting point.
Saskatchewan-specific defaults explained
The calculator pre-fills numbers that match a typical Regina or Saskatoon single-family rental in 2026:
Vacancy 5%
Saskatchewan's provincial vacancy rate has held between 4% and 6% for several CMHC reporting periods. Tighter for newer stock in Saskatoon, slightly higher in older Regina inventory.Property management $215/mo
Roughly 10% of a $2,150 rent — consistent with our published fees for full-service management.Property taxes $3,600/yr
Mid-range for a $385K single-family in Saskatoon (typically $3,200–$4,200).Insurance $1,450/yr
Mid-range Saskatchewan landlord insurance for a single-family rental.Maintenance $2,400/yr
About 0.6% of property value — light for an older home, generous for newer stock.Override anything
The defaults are a starting point, not a recommendation. The right number is your actual one.
The formulas behind the numbers
Standard real-estate-investing formulas — nothing proprietary.
- Monthly mortgage paymentLoan × (r ÷ (1 − (1 + r)^−n))r = monthly interest rate, n = total number of monthly payments
- Effective rental incomeTotal monthly rent × (1 − vacancy rate)
- Monthly operating expensesProperty mgmt + Taxes ÷ 12 + Insurance ÷ 12 + Maintenance ÷ 12 + Other monthly
- Net operating income (monthly)Effective income − Operating expenses
- Cash flow (monthly)NOI − Mortgage payment
- Cap rate(NOI × 12) ÷ Market value
- Cash-on-cash return(Cash flow × 12) ÷ Equity
- Gross rent multiplier (GRM)Market value ÷ Annual gross rent
For a deeper run-through of these and other terms, see our guide to real estate investing terms every investor should know.
Frequently asked questions
How is monthly cash flow calculated?
Cash flow equals net operating income (NOI) minus your monthly mortgage payment. NOI is your effective rental income after vacancy, less your operating expenses (property management, taxes, insurance, maintenance, utilities, and any other monthly costs). The mortgage payment is calculated using the standard amortization formula based on your interest rate and years remaining.
What is a good cap rate in Saskatchewan?
Cap rate is annual NOI divided by the property's market value, expressed as a percentage. In Regina and Saskatoon, residential rental cap rates typically run between 5% and 7% depending on neighbourhood and property condition. Multifamily and value-add deals can hit 7–9%. Anything below about 4% is hard to make work without significant rent growth.
What is cash-on-cash return?
Cash-on-cash return is annual cash flow divided by your equity in the property (a proxy for your invested capital). It tells you the actual yield on the cash you have tied up. A property might have a healthy cap rate but a poor cash-on-cash return if it's heavily leveraged at a high interest rate.
What vacancy rate should I use for a Saskatchewan rental?
Saskatchewan's residential vacancy rate has hovered around 4–6% over the last several years (CMHC reports). For modeling purposes, 5% is a reasonable default for stable Regina and Saskatoon neighbourhoods. Use 7–8% for student-heavy areas with seasonal turnover, and 3% if you have a long-term tenant in a tight submarket.
How much should I budget for maintenance?
A common rule is 1–2% of property value per year for repairs and reserves. For a $385,000 single-family rental, that's roughly $3,850 to $7,700 annually. Older properties trend toward the high end. The calculator uses your annual figure directly — adjust based on the age and condition of the building.
Does this calculator work for multifamily properties?
Yes for duplexes (the Unit 1 + Unit 2 fields). For 3+ unit buildings, sum the rents into Unit 1 and adjust the operating assumptions to reflect the building's actual numbers. The Excel download includes a more flexible multi-unit version plus a 30-year amortization schedule.
What is gross rent multiplier and when do I use it?
Gross rent multiplier (GRM) is purchase price divided by annual gross rent. It's a quick screening tool — lower is better. In Saskatchewan markets, residential GRMs typically range from 8× to 14×. A property at 16× or above usually means rents are too low for the price, while a property at 7× or below often signals a value-add opportunity (or a bad neighbourhood).
Why is property management expense in the calculator?
Even if you self-manage today, factoring in market-rate property management is the honest way to evaluate a deal. If the property only cash flows because you're working it for free, you don't have an investment — you have a job. GoodDoors charges 8–10% of monthly rent in Regina and Saskatoon depending on the package; defaults in this calculator reflect that range.
Need help with your investment property?
The numbers tell you whether a property works. Once you own it, the tenant, maintenance, and rent collection determine whether you actually capture that return. GoodDoors Property Management handles the operational side for 600+ properties across Saskatchewan since 2017.
Get the Excel version of this calculator
Same model in your own spreadsheet · 30-year amortization schedule · Multi-unit support
Same model as above, in your own spreadsheet. Includes a 30-year amortization schedule and multi-unit support.