Investment Property Mortgage Calculator
This investment property calculator models the full PITIA payment on a Florida rental and the rent needed to reach lender DSCR thresholds.
By Onias Derilus, Mortgage Capital · NMLS# 1859012 · Last Updated: June 2026
Investment properties price above owner-occupied loans and usually require 20-25% down. Florida taxes lose the homestead cap on a rental, so budget the non-homestead rate. Estimate only.
An investment property payment is the full PITIA — principal, interest, taxes, insurance and association dues. Lenders compare rent against that whole figure, not against principal and interest.
Rates on non-owner-occupied loans run above owner-occupied, and most programs want 20% to 25% down. That pricing gap is why so many Florida investors end up on DSCR financing instead.
These figures are estimates. For neutral, official guidance on mortgage costs and what lenders can charge, see the CFPB's Owning a Home guide.
How to Use This Calculator
- 1
Enter price, down payment, rate and term.
- 2
Enter annual taxes and insurance — use the non-homestead tax figure, since a rental does not carry your homestead exemption.
- 3
Add monthly HOA or condo dues.
- 4
Enter expected rent and read your DSCR against the rent thresholds for 1.00 and 1.25.
The Formula & Assumptions
Loan = price ×
(1 − down%)
PITIA = P&I + taxes ÷ 12
+ insurance ÷ 12 + HOA
DSCR = rent ÷ PITIA
Florida property taxes rise on a rental because the Save Our Homes assessment cap and homestead exemption do not apply. Using the seller\u2019s current tax bill understates what you will pay, sometimes badly.
Insurance is the other Florida-specific trap. Landlord policies price differently from homeowners policies, and wind exposure near the coast can double the line item relative to an inland property of the same value.
The rent thresholds show what the property must produce to satisfy common DSCR tiers. Falling below 1.00 does not always disqualify you, but it typically means more down payment or a higher rate.
Frequently Asked Questions
How much down do I need on a Florida investment property?
Conventional investment financing generally starts at 20% down for a single unit and often 25% for two to four units. DSCR programs commonly want 20% to 25% as well, with better pricing as the down payment rises.
Why is my tax estimate higher than the seller pays?
Florida caps assessment increases on homesteaded property. When you buy it as a rental, the exemption and cap go away and the property is reassessed, so the tax bill frequently jumps well above what the seller was paying.
What DSCR do lenders want?
A ratio of 1.00 clears most programs and 1.25 earns better pricing. Some lenders go below 1.00 with compensating factors such as a larger down payment or strong reserves.
Is a conventional or DSCR loan better for a rental?
Conventional usually prices better if your personal income and debt ratios support it. DSCR wins when you are self-employed, already carry several mortgages, or want the qualification to rest on the property rather than your tax returns.
Ready to Turn Your Estimate Into a Real Pre-Approval?
Get a personalized rate quote and pre-approval from a licensed Florida mortgage broker, no obligation.
Rates are illustrative only. APR and payments vary by credit score, loan amount, and market conditions. Subject to credit approval. Not a commitment to lend. NMLS# 1859012. Equal Housing Lender.
It estimates the payment and qualifying picture on a non-owner-occupied purchase, including the rate premium and higher down payment investment loans carry.
Investment Property Calculator in Florida
Florida investment lending splits sharply between long-term rentals and short-term ones. Some lenders will not count short-term rental income at all, while others underwrite it from a rental history. Condo investors face a second hurdle, because warrantability and reserve rules can rule a building out regardless of the borrower.
How the Investment Property Calculator Works
The calculator sizes the loan from your down payment, builds the full payment, and sets it against expected rent so you can see the gap or the surplus.
The Investment Property Formula, Explained
Investment payment = principal and interest + taxes + insurance + any HOA
Investment properties price above primary homes, commonly by half a point to a full point, and most conventional programs want at least 15% to 25% down.
Lenders may count a share of expected rent toward qualifying, often around 75% to allow for vacancy. The exact treatment depends on the program and on whether a lease already exists.
The Complete Investment Property Calculator Guide
An investment loan costs more than a primary-home loan for a simple reason. If money gets tight, borrowers pay the home they live in first, and lenders price that behavior in.
Expect a larger down payment, a higher rate, and stricter reserves. Many programs want several months of payments in the bank after closing, which is real cash that leaves the deal.
Run the payment against conservative rent. Financing an investment on the best rent you have ever seen quoted is how a property becomes a monthly bill instead of an income stream.
Investment Property Calculator FAQ
How much down do investment properties require?
Commonly 15% to 25% on conventional financing, with better pricing at the higher end. DSCR programs often start near 20% and qualify on the property rather than your income.
Will lenders count the rent toward my qualifying income?
Often a portion, frequently around 75% to allow for vacancy, and usually with a lease or a rental appraisal to support it. Treatment varies by program.