Real Estate Portfolio Analyzer Calculator

This calculator treats an entire rental portfolio as a single averaged property, scaled up by the number of properties you own — every input is an "average" (average value, average rent, average loan balance, average rate) that gets multiplied by property count to build portfolio-wide totals for value, debt, equity, and loan-to-value. Income flows the same way a single-property analysis would: gross annual rent across the portfolio is reduced by an average vacancy percentage to get effective income, then an expense ratio percentage (applied to that effective income, not gross rent) produces total operating expenses, leaving portfolio NOI. Debt service is computed once as a per-property amortized mortgage payment from the average loan balance, rate, and term, then multiplied by property count for total annual debt service; NOI minus that debt service gives total annual cash flow, which the calculator also divides down to an average monthly figure per property.

From there it derives the metrics lenders and investors actually use to judge portfolio health: cap rate (NOI over total value), debt service coverage ratio (NOI over debt service, where above 1.25 is generally considered healthy), cash-on-equity return (cash flow over total equity), and a simple 5-year appreciation projection compounding the whole portfolio's value at a flat annual rate. The averaging approach is also the calculator's central limitation: if your properties vary widely in value, rent, or loan terms, blending them into single averages can mask which specific properties are dragging down DSCR or cap rate, so use this for a fast portfolio-level gut check rather than a substitute for analyzing each property individually when something looks off.