Cash & Flow
Multifamily Investment Calculator

Run the numbers before you run the deal.

Cap rate, cash-on-cash return, NOI, DSCR, and long-term equity projections — instantly. Powered by AMRE Real Estate Group.

Property & Purchase
Acquisition details
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The agreed sale price — used to calculate loan amount, estimated taxes, insurance, cap rate, and GRM.
$
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Total rentable units including ADUs. Used with the per-unit rent below to compute total rent roll.
Financing
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Investment properties typically require 20–30% down. Less than 25% may trigger higher rates on non-owner-occupied loans.
%
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Investment property rates run ~0.5–0.75% above primary residence rates. Contact your lender for a current quote.
%
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CA buyer closing costs typically run 2–3% of purchase price: escrow, title, lender fees, transfer tax, and prepaids.
% of price
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Lender origination fee — typically 0.5–1% of the loan amount. One point = 1% and can buy down your rate.
% of loan
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Most lenders require 6 months of PITI (principal + interest + taxes + insurance) in reserves after closing. Must be liquid in your account.
months PITI
Cash to Close Breakdown
Down Payment—
Closing Costs—
Loan Origination—
Reserves (6 mo PITI)—
Total Cash Needed —
Income
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Average rent per unit per month. Multiplied by the unit count to compute total rent roll. Use actuals from the rent roll, or estimated market rents. For rent-controlled buildings, legal rent may be below market.
$
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% of time units sit empty. 3–5% is standard for stabilized LA multifamily (~11–18 days/yr per unit). Use 8–10% if turnover is expected.
%
3–5% stabilized · LA metro avg ~5.5%
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Applied to rent in the 10-year projection. LA multifamily rent growth has historically averaged 3–4%. Important: LA's RSO caps annual increases on covered buildings — typically 4% or less — so 3% is a reasonable long-run blend.
% / yr
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Annual property value growth used in the equity projection table. LA multifamily has historically appreciated 4–7% annually.
% / yr
Annual Expenses
Auto
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Estimated at 1.25% of purchase price — LA County's effective rate including Mello-Roos and special assessments. Override with actual bill once available.
$
Auto
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Landlord policy covering building, liability, and loss of rents. Estimated at 0.5% of purchase price — LA premiums rose 30%+ in 2024 post-wildfires. Adjust up for wood-frame, hillside, or fire-zone properties.
$
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Covers routine repairs + big-ticket replacements (roof, HVAC, appliances). Standard: 3–5% for newer buildings, 8–12% for older ones.
% rents
3–5% newer · 8–12% older LA stock
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Professional PM runs 5–10% of collected rents. Set to 0% if self-managing — but model it if you may hire out or sell.
% rents
5–10% · 0% if self-managing
10-Year Annualized Return
—/yr
Total profit: — on — invested
→ Adjust hold period using the year pills in Exit Analysis below.
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Equity Multiple
Year 1 CoC
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5-Yr Avg CoC
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10-Yr Avg CoC
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30-Yr Avg CoC
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Cap Rate
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LA avg: 4.5–5.5%
GRM
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Target: <14×
DSCR
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Lender min: 1.25×
Price / Unit
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LA metro avg ~$283k
Op. Exp. Ratio
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Healthy: 35–55%
Break-Even Occ.
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Target: <90%
+
ADU Upside (Not Modeled Above)
LA's 2024 streamlined ADU permits make adding an ADU one of the highest-ROI value-add moves in multifamily. A new ADU typically adds $24,000–$54,000/yr in rent and $200,000–$400,000 in property value. The numbers above don't include this — meaning the upside on most LA properties is materially higher than shown.
Annual Income vs. Expenses
NOI: — —
Effective Income—
Total Expenses—
Net Cash Flow—
10-Year Projection
Equity growth & cash flow over time
YearProperty ValueEquityAnnual CF
Exit & Total Return Analysis
If you sold at the end of year…
Total ROI
—
— annualized
Total Wealth Built Over Time
Three engines compound together — appreciation + paydown + cash flow — even when monthly cash flow is modest.
Appreciation
Paydown
Cash Flow
Sale Price
—
Cumul. Net CF
—
Equity Multiple
—
Sale Price (appreciated value) —
− Remaining Loan Balance —
− Sale Costs   % (agent + closing) —
= Net Equity from Sale —
+ Cumulative Net Cash Flow ?
This is not total rent. It's what hits your bank account each year after every deduction:

Gross Rent − Vacancy − Property Taxes − Insurance − Maintenance − Property Management − Mortgage Payment = Net Cash Flow

Then summed across every year of the hold (with rent growing 3%/yr, taxes growing 2%/yr per Prop 13, mortgage frozen for 30 years).
 —
− Initial Cash Invested —
Total Profit —
Where Your Returns Come From
Real estate compounds wealth through three engines simultaneously. Even when monthly cash flow is modest, appreciation and tenant-funded loan paydown silently build equity year after year.
Property Appreciation
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Principal Paydown
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Cumulative Cash Flow
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Combined Gross Return —
Pre-Tax Returns All numbers above are before tax. Depreciation typically shelters $25,000–$40,000/yr of income from federal and state taxes for a $1M LA multifamily property — meaningfully boosting net-of-tax returns. Consult your CPA for personalized projections.

Ready to run this on a real deal?

Our team analyzes income properties across LA County — from duplexes to 20-unit buildings. Get a full underwriting review from AMRE.

Further reading from the Journal

1031 Exchange in Los Angeles: A 2026 Primer → Defer capital gains by trading up — the 45/180-day rules, California's clawback, and how Measure ULA interacts with an exchange. How to Buy a Home in Los Angeles → The full LA purchase process — useful whether you're acquiring a rental, a replacement property, or a primary residence.