Calculate your investment property P&I payment, total PITI, equity build schedule, and compare rate scenarios side by side.
📍 Property Address (optional)
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InputsYour Numbers
Property & Loan
Purchase Price?
$
Down Payment %?
%
Interest Rate %?
%
Loan Term (years)?
Additional Monthly Costs
Property Tax / mo?
$
Insurance / mo?
$
PMI / mo (if applicable)?
$
Pro Forma (Alternative Rate/Term)
Alternative Rate %?
%
Alternative Term (years)?
As-Is AnalysisCurrent
Enter values to see results
Monthly P&I
--
principal + interest
Total Monthly PITI
--
+ tax + ins + PMI
Loan Amount
--
price minus down
Total Interest
--
over loan life
Monthly Payment Breakdown
Principal & Interest--
Property Tax--
Insurance--
PMI--
Total Monthly PITI--
Loan Summary
Purchase Price--
Down Payment--
Loan Amount--
Rate / Term--
Total Paid Over Life--
Total Interest Cost--
Equity Build (Year 1-5)
Balance After Year 1--
Balance After Year 3--
Balance After Year 5--
Principal Paid Yr 1-5--
Pro FormaAfter Plan
Enter pro forma values
Alt. Monthly P&I
--
at lower rate
Monthly Savings
--
vs current rate
Int. Savings (life)
--
total over loan
Break-Even (pts)
--
months to recoup
Rate Comparison
Current Rate Payment--
Alternative Rate Payment--
Monthly Savings--
Total Interest -- Current--
Total Interest -- Alt Rate--
Rate Sensitivity
Payment at 6.0%--
Payment at 6.5%--
Payment at 7.0%--
Payment at 7.5%--
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1
Enter Price & Down Payment
Investment properties require 20-25% down. The calculator shows your exact loan amount and monthly payment.
2
Enter Your Rate
Investment property rates run 0.5-0.75% above primary residence rates. Get a real quote -- rates vary significantly by lender and borrower profile.
3
Add Tax, Insurance, PMI
PITI = Principal + Interest + Tax + Insurance. This is your true monthly housing cost on the property, excluding maintenance and management.
4
Review Total Interest
See how much total interest you pay over the life of the loan. A $256K loan at 7.5% for 30 years costs $398K in interest -- more than the loan itself.
5
Check Equity Build
The table shows your balance at years 1, 3, and 5. In the early years, most of your payment is interest -- equity builds slowly at first, then accelerates.
6
Compare Rate Scenarios
The pro forma column shows monthly and total interest savings at a lower rate. Use this to evaluate whether buying down points is worth it.
Investment property mortgages work differently from primary residence loans. Key differences: higher down payment (20-25%), higher interest rate (0.5-0.75% premium), stricter debt-to-income requirements, and the property must typically qualify on its own income (DSCR).
PITI stands for Principal, Interest, Taxes, and Insurance -- your total monthly housing cost. Lenders use PITI plus other debt payments to calculate your debt-to-income ratio.
30-year vs 15-year: A 15-year mortgage builds equity twice as fast and saves hundreds of thousands in interest -- but the higher payment reduces monthly cash flow. Most rental property investors choose 30-year to maximize cash flow and use extra principal paydown only when cash flow allows.