Maximum Offer Price Calculator - Price for Cash Flow, DSCR or Yield

Target and property assumptions

Choose the target, then enter rent, financing and broad expense assumptions.

Target mode

Target monthly cash flow

Monthly rent

Down payment

Mortgage interest rate

Loan term

years

Operating expenses

% of rent

Broad recurring operating expenses as a share of gross rent.

Result summary

Maximum offer price

Scenario target price from the rent, expense and financing assumptions entered.

Target matched

$155,318

The selected target can be matched from the assumptions entered.

Key numbers

Monthly NOI: $975
Cash needed: $43,489

Key takeaway

Using the assumptions entered, the estimated offer price that matches the selected target is $155,318. This is a scenario result, not a market valuation or offer recommendation.

More costs and regionPurchase costs, immediate work budget and region labels.

Fixed monthly expenses

Optional owner-paid costs not captured in the percentage, such as property taxes or insurance.

Purchase costs

Rehab / immediate work

Region

Region settings change defaults, labels, units and formatting only. They do not convert currencies or provide tax advice. US defaults use property taxes and HOA fee labels.

Offer price breakdown

Price-dependent financing, cash needed and cash-flow assumptions.

Target mode: Target cash flow
Estimated offer price: $155,318
Down payment: $38,829
Purchase costs: $4,660
Rehab or immediate work: $0
Loan amount: $116,488
Operating expenses: $1,525
Monthly NOI: $975
Annual NOI: $11,700
Annual debt service: $9,300
Monthly cash flow: $200

Scenario metrics

NOI, debt service, cash flow, DSCR, cap rate and cash-on-cash at the solved price.

Monthly NOI: $975
Mortgage payment: $775
Monthly cash flow: $200
DSCR: 1.26
Cap rate / net yield: 7.5%
Cash-on-cash return: 5.5%
Cash needed: $43,489

Notes to check

This is a target-price scenario from the assumptions entered. It is not a market valuation or offer recommendation.

Save or share this result

Copy a plain-English summary or download a CSV with the inputs, results, warnings and general-estimate note.

Exports are generated in your browser. NoNoiseTools does not need to store your numbers or require an account.

General estimate only

This calculator provides a general target-price scenario only. It is not a property valuation, offer recommendation, financial, tax, legal, mortgage, accounting or investment advice.

How this maximum offer price calculator works

The calculator estimates a purchase price from the target mode you choose. Cash-flow, DSCR and cash-on-cash modes reverse-solve using financing and cash-needed assumptions. Cap-rate mode uses estimated annual NOI divided by the target cap rate or net yield.

Target cash flow, DSCR, cap rate and cash-on-cash return

Cash-flow mode solves for a price that leaves the target monthly cash flow after estimated mortgage payment. DSCR mode solves for a price where estimated NOI still covers debt service by the selected ratio. Cap-rate mode focuses on annual NOI before financing. Cash-on-cash mode compares annual cash flow with estimated cash needed for the down payment or deposit, purchase costs and immediate work.

Financing and cash-needed assumptions

Down payment or deposit, interest rate and loan term affect the mortgage payment used by cash-flow, DSCR and cash-on-cash modes. Purchase costs and rehab or immediate work affect cash needed, not NOI. Region settings change defaults, labels and currency formatting only; they do not perform exchange-rate conversion.

Scenario price vs market value

The result is not a valuation and does not say what you should offer. It is a scenario result based on rent, expenses, financing and target assumptions you enter. It does not use live comparable sales, market rent data or lender approval rules.

What this calculator does not include

This calculator does not provide investment, financial, tax, legal, mortgage, accounting, valuation or negotiation advice. It does not model tax treatment, every ownership cost, local rent rules, live market data or building condition.

Key terms and assumptionsFormula notes, key terms, source assumptions and limits used in this calculator.

These notes are specific to this calculator. Read the property methodology notes for shared property formulas, region settings and estimate limits.

Scenario price: The result is the estimated price that matches the selected target from the assumptions entered. It is not a market valuation or offer recommendation.
NOI: Net operating income is monthly rent minus the broad operating expense percentage and fixed monthly expenses, before mortgage payments and tax.
Debt service: Debt service is the estimated mortgage payment used in cash-flow and DSCR calculations.
DSCR: DSCR compares net operating income with debt service. It is unavailable when debt service is 0.
Cap rate: Cap rate, also called net yield here, is annual NOI divided by the estimated offer price before financing.
Cash-on-cash return: Cash-on-cash return is estimated annual cash flow divided by cash needed for down payment or deposit, purchase costs and immediate work.
Cash needed: Cash needed includes the down payment or deposit, purchase costs and rehab or immediate work budget entered.
Region settings: Region settings change defaults, labels and currency formatting only. They do not convert exchange rates or create country-specific results.
General estimate: The calculator does not include tax treatment, market data, lender approval, valuation, negotiation advice or every ownership cost.

Guides and methodology

Plain-English notes that explain the assumptions behind related calculators and tools.

Rental Yield, Cap Rate, Cash-on-Cash and DSCR ExplainedA concise glossary for rental yield, cap rate, cash-on-cash return, NOI, DSCR and break-even rent.Rental Property Analysis ExampleA worked rental property example showing cash flow, yield, break-even rent and the assumptions that move the result.House Flipping Costs, ROI and Break-Even Sale PriceUnderstand purchase, renovation, contingency, holding, financing and selling costs in a house flipping estimate.Property calculator methodologyShared property formulas and assumptions for mortgages, rental metrics, downside scenarios, region settings and estimate limits.

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FAQs

Is this a property valuation tool?

No. It reverse-calculates a scenario price from the assumptions entered. It does not estimate market value.

Does this tell me what to offer?

No. It shows one assumption-based result and does not recommend an offer or negotiation strategy.

What target modes are supported?

The calculator supports target monthly cash flow, target DSCR, target cap rate or net yield and target cash-on-cash return.

What is DSCR?

DSCR compares net operating income with debt service. A DSCR target estimates the highest scenario price where estimated NOI still covers the mortgage payment by the selected ratio.

Why might no result be available?

The selected target may be impossible with the rent, expense, financing or cash-needed assumptions entered, or a required denominator may be 0.

Why is DSCR not available for an all-cash scenario?

DSCR is a debt-service metric. If there is no debt service, the ratio does not apply.

Does this include taxes?

Only user-entered recurring costs are reflected. It does not calculate income tax, depreciation, capital gains tax, stamp duty or local tax treatment.

Does this use market rent data?

No. Enter the monthly rent assumption you want to test. The calculator does not check whether that rent is achievable.

Why does financing affect the result?

Cash-flow, DSCR and cash-on-cash targets depend on the estimated mortgage payment. Cap-rate mode is before financing.

Is this investment advice?

No. It is a general scenario calculator, not financial, tax, legal, mortgage, accounting, valuation or investment advice.