Find the rentals that actually cash flow.
REIO underwrites every property on your list as a buy-and-hold rental: cap rate, cash-on-cash return, DSCR and monthly cash flow after your financing, plus the 1% and 50% rules. It all rolls into one deal score, so the best rentals rise to the top.
Runs alongside REIO's fix-and-flip analysis, so every listing is scored both ways.
| Price | $140,000 |
| Rent | $1,650/mo |
| Net operating income | $11,286/yr |
| Cash flow after the mortgage | $242/mo |
A full rental screen for every listing
The metrics investors and lenders use to judge a rental, calculated the same way for every property on your list, using your financing and expense assumptions.
Cap rate & NOI
Net operating income after vacancy and operating expenses, and the cap rate it implies at the asking price, so you can compare properties regardless of how they're financed.
Cash flow & cash-on-cash
Monthly and annual cash flow after the mortgage payment, and the cash-on-cash return on your down payment and closing costs.
DSCR, the lender's view
Debt service coverage ratio: how comfortably the property's income covers its loan payments. REIO flags any deal below your lender's minimum.
Quick rules of thumb
The 1% rule, the 50% rule, gross rent multiplier (GRM), gross yield and price per square foot, side by side with the full numbers.
Rent estimates
Uses the rent in your export when there is one, a RentCast estimate when you've pulled one, or a per-square-foot rent you set for each state.
Multi-year pro forma
Grow rent, expenses and value over your hold, pay down the loan, sell at the end, and see IRR, equity multiple and average cash-on-cash.
Year one, line by line
A 1,400 sqft single-family home listed at $140,000 that rents for $1,650 a month, run through REIO's default assumptions: 25% down at 7% over 30 years.
- check_circle
$242 a month after the mortgage7.4% cash-on-cash on $39,200 of your cash.
- check_circle
8.1% cap rate, beating the 6% target$11,286 of net operating income on a $140,000 price.
- check_circle
DSCR of 1.35Income covers the loan payments 1.35 times, above a typical 1.20 lender minimum.
- check_circle
Meets the 1% rule at 1.18%Monthly rent as a share of the price. The 50% rule leaves $126 a month.
| Income | |
| Gross rent$1,650 × 12 | $19,800 |
| Vacancy5% of gross rent | −$990 |
| Operating expenses40% of collected rent: taxes, insurance, repairs, management | −$7,524 |
| Net operating income | $11,286 |
| Financing | |
| Down payment25% of $140,000 | $35,000 |
| Loan7%, 30 years | $105,000 |
| Mortgage payments$699/mo principal and interest | −$8,383 |
| Cash investedDown payment + 3% closing costs | $39,200 |
| Annual cash flowNOI − mortgage payments | $2,903 |
| Returns | |
| Cap rateNOI ÷ price | 8.1% |
| Cash-on-cashCash flow ÷ cash invested | 7.4% |
| DSCRNOI ÷ mortgage payments | 1.35 |
| GRM / gross yieldPrice ÷ gross rent, and its inverse | 7.1 / 14.1% |
| Deal score | 70 / 100 |
One number, with the math behind it
Five metrics are each scored from 0 to 100 and weighted into a 0–100 deal score. Every property shows its own breakdown, so you always know why a deal ranked where it did.
This example scores 70: Promising — worth reviewing. Scores of 75 and up are marked strong, 65–74 promising, 50–64 marginal.
See the whole hold, not just year one
For the deals you're serious about, REIO projects the full hold: rent and expenses growing 3% a year, the loan paying down, and a sale after 5 years at 3% annual appreciation, less 7% selling costs.
- trending_up
13.9% IRRThe annual return on your $39,200, counting both cash flow and sale proceeds.
- payments
1.79x equity multipleTotal cash back for every dollar invested, for a $30,904 total profit.
- percent
9.2% average cash-on-cashCash flow grows as rents rise while the mortgage payment stays fixed.
| Year | Gross rent | NOI | Cash flow | Loan balance |
|---|---|---|---|---|
| 1 | $19,800 | $11,286 | $2,903 | $103,933 |
| 2 | $20,394 | $11,625 | $3,242 | $102,790 |
| 3 | $21,006 | $11,973 | $3,591 | $101,563 |
| 4 | $21,636 | $12,333 | $3,950 | $100,248 |
| 5 | $22,285 | $12,702 | $4,320 | $98,838 |
| Sale at the end of year 5 | |
| Sale price3% a year appreciation | $162,298 |
| Selling costs | −$11,361 |
| Loan payoff | −$98,838 |
| Net sale proceeds | $52,099 |
From hundreds of listings to a shortlist
Upload a list and every property is underwritten at once, ranked by deal score, ready for you to filter down to your buy box.
- sort
Ranked by deal scoreThe strongest rentals at the top, with price, estimated rent, cap rate, cash-on-cash and DSCR in every row. Click any column to re-sort.
- filter_alt
Filter to your buy boxPrice, size, beds and baths, year built, lot size, property type, location and listing status.
- analytics
Compare to the local marketSee each property's price, $/sqft and rent against its ZIP code's medians.
- schedule
Saved searches, nightly reportsSave your criteria and get a fresh ranked report every morning.
- view_kanban
From rental to offerMove a keeper into your team's pipeline and generate an offer letter.
Every assumption is adjustable
REIO starts with common screening defaults. Each analyst can change them in Settings to match their loan terms, their market and their targets, and every score updates. Rent per square foot can be set state by state.
Transparent formulas. The Methodology page inside REIO documents every calculation and threshold, so your team can check exactly how a number was produced.
- Down payment
- 25%
- Interest rate
- 7%
- Loan term (years)
- 30
- Closing costs
- 3%
- Vacancy
- 5%
- Operating expenses (of EGI)
- 40%
- Rent fallback ($/sqft/mo)
- $1.10
- Target cap rate
- 6%
- Target cash-on-cash
- 8%
- Minimum DSCR
- 1.20×
- 1% rule target
- 1%
- Hold period (years)
- 5
- Rent growth / yr
- 3%
- Expense growth / yr
- 3%
- Appreciation / yr
- 3%
- Sale costs (of sale price)
- 7%
Rental analysis questions
What's the difference between cap rate and cash-on-cash return?
Cap rate is net operating income divided by the price. It ignores financing, so it compares properties on equal terms. Cash-on-cash is your cash flow after the mortgage divided by the cash you put in, so it shows the return on your money with your loan. In the example: 8.1% cap rate, 7.4% cash-on-cash.
What is DSCR and why does it matter?
Debt service coverage ratio is net operating income divided by the annual loan payments. Lenders, especially for DSCR loans, typically want at least 1.20 to 1.25, meaning income covers the payments with room to spare. REIO flags any property below the minimum you set.
What are the 1% and 50% rules?
Two quick screens. The 1% rule asks whether monthly rent is at least 1% of the price. The 50% rule assumes operating expenses eat about half the rent, so half the rent minus the mortgage payment approximates cash flow. They're fast filters, so REIO shows them next to the full calculation rather than instead of it.
Where do the rent estimates come from?
In order: the rent in your export if it has one; a RentCast rent estimate if you've pulled one for that property; otherwise the property's square footage times a rent per square foot you can set for each state. Each property page shows which source its rent came from, so you know which numbers to double-check.
How is the deal score calculated?
Five components, each scored 0–100: cash-on-cash (30%), cap rate (25%), the 1% rule (20%), DSCR (15%) and monthly cash flow (10%). The weighted total is the deal score, and every property shows its breakdown.
Is this investment advice?
No. REIO is a screening tool that helps you decide which properties deserve a closer look. Confirm rents, expenses, taxes, insurance and loan terms for any property before making an offer.
See it on your own list
Tell us how you invest and we'll get back to you about access for you or your team.