Deal Comparison Calculator
Run two rental scenarios side by side before you choose which property to pursue. Upload a listing, rent roll, or T12 and we will extract the numbers for Deal A or Deal B.
Compare two rental deals side by side. Saved locally in your browser.
Deal A
Deal B
$367/mo
$367/mo
6.89%
6.89%
5.04%
5.04%
1.22
1.22
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How this calculator works
Enter both properties by hand, or upload documents and apply the extracted numbers to Deal A or Deal B.
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Load a deal
Type the numbers or upload a listing, rent roll, or T12. Apply the extract to Deal A or Deal B.
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Match financing
Use the same down payment, rate, and amortization when you want a clean apples-to-apples compare.
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Read the winner
We highlight the stronger monthly cash flow. Cap rate and cash-on-cash show whether leverage is helping.
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Monthly cash flow
Rent − expenses − P&I · Highest residual
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Cap rate
NOI / Price · Best unlevered yield
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Cash-on-cash
Cash flow / Down · Top levered return
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Approx DSCR
NOI / P&I · Clears 1.20x+
Price is not the deal
The cheaper building can lose if rent is thinner, expenses are heavier, or you need more cash in. Compare the residual — not the list price.
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Use this tool when
You are choosing between two 1–4 unit rentals, two small multifamily listings, or a keep-versus-buy refinance. · Both properties are rentals you can underwrite from rent and a simple expense stack. · You want cash flow and DSCR on the same terms before you write an offer. · You have a listing PDF or T12 and would rather not re-type every line.
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Use a deeper model when
The asset is 5+ units, mixed-use, or you are sizing CMHC MLI. Those deals need unit-level rent rolls and program rules. · Five or more units — switch to the multifamily analyzer or the CMHC MLI max-loan calculator. · You need a full Year-1 statement with named expense lines — use the proforma. · You are comparing MLI Select vs conventional leverage — use the MLI vs conventional calculator.
Four numbers that decide most 1–4 unit races
Monthly cash flow is the headline. Cap rate ignores financing. Cash-on-cash shows what your down payment earns. Approximate DSCR is NOI divided by P&I — lenders still run their own expense and vacancy rules.
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Monthly cash flow
Effective rent minus operating expenses minus principal and interest. Vacancy is applied to rent first. Taxes and insurance sit inside the monthly expense field. · Effective rent − expenses − P&I
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Cap rate
Annual NOI divided by purchase price. Useful when down payments differ. A higher cap rate is not automatically the better buy if the building is tired or the rent roll is soft. · NOI / purchase price
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Cash-on-cash
Annual cash flow divided by cash in (down payment). Leverage can make a lower-cap deal win if the rate and amortization cooperate. · Annual cash flow / down payment
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Approximate DSCR
Monthly NOI divided by monthly P&I. Canadian conventional commercial lenders typically want 1.20x–1.30x. CMHC MLI Select (5+ units) sizes at 1.10x. This screen is not a commitment. · Monthly NOI / monthly P&I
Worked example (illustrative)
Two Windsor-area duplexes on the same 25% down, 5.50% / 25-year Canadian mortgage. Numbers are a teaching case, not a live listing.
| Deal A price / rent | $350,000 · $2,800/mo |
|---|---|
| Deal B price / rent | $425,000 · $3,200/mo |
| Shared expenses / vacancy | $650/mo · 5% |
| What to look for | Cash flow first, then cash-on-cash if down payments differ |
If Deal B’s extra rent does not cover the extra debt service, Deal A wins even though it is smaller. Run your actuals — do not copy these figures into an offer.
Related tools & guides
next steps
- Property cash flow calculator
Deeper single-property ROI, cap rate, and GRM
- Canada DSCR calculator
Max loan at 1.00 / 1.10 / 1.20 DCR
- Portfolio financing roadmap
How many more doors your equity funds
- Investment property mortgages
How 1–4 unit rentals are financed
- Investor resources
Guides, checklists, and calculators
- Book a strategy call
Walk both files with a broker
Deal comparison FAQ
How to compare two rentals without mixing personal income rules with property cash flow.
Deal comparison
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