Investor Tools, Cap Rate, ROI, Investment Guide

Plug in the numbers. The right side updates live with the metrics that actually matter when you're underwriting a rental property.

The deal

Purchase price

What you'd pay all-in

Monthly rent (gross)

Treasure Coast rule of thumb: ~0.7% of price

Down payment %

DSCR loans typically 20–25%

Interest rate

% · DSCR rates run 1–1.5% above primary

Operating expenses

Property tax %

Of price · annual

Insurance

Annual · landlord policy + wind

Property mgmt %

Of gross rent · 8–10% typical FL

Vacancy %

Of annual rent · annual

Maintenance %

Of gross rent · 5–8% typical

Capex reserve %

Of gross rent · roof/HVAC fund

HOA / monthly

Per month · use 0 if no HOA

Headline metrics

Cap rate

Cash-on-cash

Gross yield

Monthly cash flow

Gross annual rent$-

Vacancy-$-

Effective gross income$-

Property tax-$-

Insurance-$-

Property management-$-

Maintenance-$-

Capex reserve-$-

HOA-$-

Net operating income$-

Down payment$-

Closing (3%)$-

Cash to close$-

NOI / yr$-

Annual debt service-$-

Annual cash flow$-

Break-even occupancy

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How to read these numbers

Cap rate

The deal-quality benchmark

NOI ÷ purchase price. Ignores financing, pure deal economics.

6%+ green · 4–6% yellow · <4% red for Treasure Coast SFH.

Cash-on-cash

Your actual return

Annual cash flow ÷ cash invested. What your equity actually earns year 1.

8%+ green · 5–8% acceptable · negative = you're feeding it.

Gross yield

The 1% test (loosely)

Annual rent ÷ price. Quick screening number, anything above 7% is worth a deeper look.

FL Treasure Coast typical: 6–9%. Rare to find 10%+ on quality stock.

Break-even occupancy

Margin of safety

Minimum % occupancy needed to cover all expenses + debt. Lower is safer.

Below 80% break-even is healthy. Above 95% means a single bad month wipes you out.

Florida investor playbook, what nobody tells you

Hurricane insurance is the killer. A standard rental policy on a Treasure Coast SFH runs $3,000–$6,000/yr. Older roofs (15+ years) can DOUBLE the premium. Always get a wind mitigation report before buying.
Property tax doubles in year 2. When you buy, the property tax for year 1 is based on the previous owner's assessed value. Year 2 it resets to your purchase price × millage rate. Investors don't get the homestead cap, full reset hits hard.
No homestead exemption for investments. The 3% Save-Our-Homes cap is for primary residences only. Your investment property's assessed value can rise unrestricted.
Seasonal rentals look amazing on paper, harder to execute. Nov–Apr at 3× the annual rate sounds great, but vacancy other 6 months is brutal. Net usually similar to annual.
Short-term rental rules vary by city. Stuart and Jensen Beach allow them. Some PSL HOAs ban them. Always check the deed restrictions BEFORE closing.
Flood zone matters more than you think. AE/VE zone investments need flood insurance ($1,500–$5,000/yr). Buyers in 2026+ are pricing this in heavily.
DSCR loan vs conventional. If you have 20–25% down and the deal cash-flows, DSCR loans qualify on the property's income, not yours. Easier than a conventional mortgage but rates run ~1–1.5% higher.