Mortgage Rate & Purchase Price Calculator
See how purchase price and mortgage rate change the monthly payment and rental cash flow. Select any scenario to analyze it further.
Free. No account needed.
Example. Enter your numbers
Your selected scenario
$263 cash flow / month
$150,000 purchase · 7.5% rate · $787 principal & interest per month
| Rate ↓ / Price → | $130,000 | $140,000 | $150,000 | $160,000 | $170,000 |
|---|---|---|---|---|---|
| 6.5% | |||||
| 7% | |||||
| 7.5% | |||||
| 8% | |||||
| 8.5% |
At your entered $150,000 price, the cash-flow break-even rate is about 10.74%. Rent and operating costs stay fixed. Down payment and closing-cost percentages stay fixed; their dollar amounts change with price.
Your numbers carry over.
Save and compare with Plus. Add taxes, sale planning and scenarios.
Using the result
Check how much room the deal has for a higher purchase price or mortgage rate.
What changes across the table
Each cell recalculates a fully amortizing fixed-rate mortgage at that price and note rate. Your down-payment percentage and closing-cost percentage stay fixed, so their dollar amounts move with the purchase price.
In cash-flow mode, the table subtracts the full loan payment from rent after your operating costs and reserves. Monthly rent, taxes, insurance, repairs and other operating assumptions stay the same across the table.
Monthly cash flow = rent after vacancy − operating costs − reserves − mortgage payment
The displayed break-even rate is the highest rate that still leaves zero or positive first-year cash flow at your entered purchase price. It is not a quote or a prediction of available financing. Existing fixed-rate loans do not reprice when market rates change; this compares loan options at purchase.
Example
At $150,000 with 25% down and a 30-year term, the example 7.5% mortgage costs $787 a month in principal and interest. With $2,000 rent and the listed operating costs, first-year cash flow is $263 a month. Click another cell to see the effect of a different price or rate.
Results are before income tax.
Common questions
Does the mortgage payment include taxes and insurance?
The loan-payment view shows principal and interest only. The cash-flow view also includes the property taxes, insurance, vacancy, management, maintenance, reserves and other owner costs you enter.
What if I buy with cash?
Enter 100% down. The mortgage payment becomes zero and interest-rate changes have no effect. Different prices still change the cash you invest and the percentage-based closing costs.
Are these current mortgage rates?
No. The figures are examples and the table is centered on the rate you enter. Use a quote for the relevant property, loan and down payment. The rate is the note rate, not APR.
What carries into the full property analyzer?
Your selected price, financing, rent, costs, reserves and repairs. The new analysis starts with 3% annual rent and fixed-cost growth, both editable. Growth does not affect the first-year results here.