Rental Portfolio Tracker

How it works

• Add each property's current value, cash invested, loan balance and year-1 NOI, plus growth assumptions for appreciation and rent/NOI.
• The tracker projects value, loan paydown, equity and cash flow for every property, year by year, out to your chosen horizon.
• Portfolio IRR and equity multiple assume every property is sold (net of selling costs) at the end of the horizon.
• Everything is saved in your browser only. Use Export JSON to back up your portfolio or move it to another device, and Export CSV for the year-by-year numbers in a spreadsheet.

Worked example

Two properties, 10-year horizon, 8% selling costs:

• Property A (single-family): current value $280,000, cash invested $65,000, loan balance $200,000, year-1 NOI $14,000. Appreciation 3%/yr, NOI growth 2%/yr.
• Property B (duplex): current value $420,000, cash invested $95,000, loan balance $310,000, year-1 NOI $24,000. Appreciation 3.5%/yr, NOI growth 2.5%/yr.

At year 10: Property A value ≈ $376,000 (equity ≈ $232,000); Property B value ≈ $592,000 (equity ≈ $355,000). Combined equity: ≈ $587,000 on $160,000 invested. Cumulative cash flow over 10 years: ≈ $430,000. Terminal sale net of 8% costs: ≈ $886,000. Portfolio IRR ≈ 14.8%, equity multiple ≈ 3.7×.

These figures are illustrative. Enter your own values to see how your actual portfolio compounds over time.

Frequently asked questions

Is my portfolio data uploaded anywhere?

No. It is stored only in your browser's local storage. Clearing your browser data removes it; export a JSON backup first if you want to keep it.

What does portfolio IRR assume?

That every property is sold at the end of your chosen horizon, net of the selling cost you entered, with all interim cash flows reinvested at the IRR itself (the standard IRR assumption).

Formulas last reviewed October 3, 2026. Results are estimates for educational use; not financial advice. Methodology →