美国房产投资回报计算器：租金回报 · 现金流 · Cap Rate · DSCR（海外/无绿卡买家，圣地亚哥/Temecula）U.S. Rental Investment Calculator: Cash Flow, Cap Rate, Cash-on-Cash & DSCR (Overseas / No-Green-Card Buyers, San Diego & Temecula)
作者By Alice Zou · 加州房产BrokerCA Real Estate Broker DRE# 02036463 · MLO NMLS# 2664031
发布：2026年10月31日 · 示例数据，非报价Published Oct 31, 2026 · example data, not a quote
简答：判断一套美国出租房值不值得，看 6 个数：NOI（实收租金 − 运营支出，不含房贷）、Cap Rate（NOI ÷ 房价）、月现金流（NOI − 房贷本息）、Cash-on-Cash（年现金流 ÷ 投入现金）、DSCR（NOI ÷ 年房贷）和打平月租。用模板示例数据（$100 万房价、40% 首付、7% 示例利率、月租 $5,000、地税 1.1%、Mello-Roos $2,000/年、HOA $300/月）：NOI $30,440/年，Cap Rate 3.0%，月现金流约 −$1,455，DSCR 0.64，打平月租约 $6,766——回报主要靠增值和本金摊还。下方计算器与可下载 Excel 模板公式相同，请换成您自己的数字；利率请填贷款方书面报价。Short answer: six numbers decide whether a U.S. rental works: NOI (collected rent − operating costs, before the mortgage), cap rate (NOI ÷ price), monthly cash flow (NOI − P&I), cash-on-cash, DSCR (NOI ÷ annual debt service) and break-even rent. With the template’s example data ($1M price, 40% down, 7% example rate, $5,000 rent, 1.1% tax, $2,000/yr Mello-Roos, $300/mo HOA): NOI $30,440/yr, cap rate 3.0%, cash flow ≈ −$1,455/month, DSCR 0.64, break-even rent ≈ $6,766 — returns lean on appreciation and principal paydown. The calculator below uses the same formulas as the downloadable Excel template; enter your own numbers and a lender’s written rate.
在线计算器Calculator
示例数据Example data 下方输入已预填 Excel 模板的示例数据（非真实房源、非利率报价、非投资建议），请直接改成您自己的数字。Inputs are pre-filled with the Excel template’s example data (not a real listing, not a rate quote, not advice) — replace them with your own numbers.
估算，仅供参考。Estimate only. 所有计算只在您的浏览器里进行，不会上传或保存。现金流为税前数字，不含所得税、折旧、大额资本支出（CapEx）和 FIRPTA 预扣；利率请填写贷款方书面 Loan Estimate 上的数字。All math runs only in your browser; nothing is uploaded or saved. Cash flow is pre-tax and excludes income tax, depreciation, major CapEx and FIRPTA withholding; use the rate on a lender’s written Loan Estimate.
免费下载：投资分析模板Free download: investment analysis template
Excel 模板与网页计算器公式相同（黄色格输入、绿色格自动计算），另含 5 年情景、贷款选项与税务要点工作表；PDF 为示例分析摘要。均为示例数据。The Excel template uses the same formulas as this calculator (yellow = inputs, green = formulas) plus 5-year scenario, loan-option and tax-note sheets; the PDF is a one-page example summary. Example data only.
各指标怎么算、怎么读What each metric means
- NOI（净运营收入）= 实收租金（总租金 − 空置）− 运营支出（房产税、Mello-Roos、HOA、保险、物业管理、维修）。不含房贷。NOI = collected rent (gross − vacancy) − operating expenses (property tax, Mello-Roos, HOA, insurance, management, maintenance). Excludes the mortgage.
- Cap Rate（资本化率）= 年 NOI ÷ 房价。不考虑贷款，用来比较房产本身的收益。Cap rate = annual NOI ÷ price — the property’s yield before financing.
- 月现金流= NOI − 房贷本息（P&I）。为负表示每月需要自己补贴（negative carry）。Monthly cash flow = NOI − mortgage P&I. Negative means you top up each month (negative carry).
- Cash-on-Cash（现金回报率）= 年税前现金流 ÷ 总投入现金（首付 + 交易成本）。Cash-on-cash = annual pre-tax cash flow ÷ cash invested (down payment + closing costs).
- DSCR（债务覆盖率）= 年 NOI ÷ 年房贷本息。DSCR 贷款通常要求达到贷款方门槛（常见 1.0 以上，以贷款方为准）；注意不同贷款方对 DSCR 的算法可能不同（例如按 PITIA）。DSCR = annual NOI ÷ annual P&I. DSCR lenders set minimums (often 1.0+); lenders may calculate it differently (e.g., rent ÷ PITIA).
- 打平月租= 让税前现金流 = 0 的月租金（考虑空置、管理、维修比例）。Break-even rent = the monthly rent at which pre-tax cash flow is zero (after vacancy, management and maintenance).
- 5 年情景：房屋价值 = 房价 ×（1 + 增值率）^年；权益 = 房屋价值 − 贷款余额；总回报 = 出售净所得（扣出售成本与贷款余额）+ 累计现金流 − 投入现金（税前）。5-year scenarios: value = price × (1 + appreciation)^years; equity = value − loan balance; total return = net sale proceeds (after selling costs and payoff) + cumulative cash flow − cash invested (pre-tax).
贷款选项：外国人贷款 · DSCR · ITIN（一般介绍，不含利率报价）Loan options: foreign national, DSCR, ITIN (general — no rate quotes)
| 类型Type | 一般特点（以贷款方实际条款为准）General features (lender terms control) | 常见要求Typical requirements |
|---|---|---|
| 外国人贷款 Foreign NationalForeign-national loan | 面向没有美国身份、没有美国信用记录的买家；通常为 Non-QM 产品，首付要求一般高于常规贷款，可能接受海外收入/资产证明。For buyers without U.S. status or credit; usually non-QM, with a larger down payment than conventional loans; foreign income/assets may be accepted. | 护照与签证/入境记录、海外银行流水、资金来源证明、美国银行账户、储备金（reserves）。Passport and visa/entry records, foreign bank statements, source of funds, a U.S. bank account, reserves. |
| DSCR 贷款DSCR loan | 按房产租金能否覆盖月供审批，通常不看个人收入/报税；仅限投资房；可用个人或 LLC 名义（视贷款方）。Qualifies on whether the rent covers the payment, usually without personal income docs; investment property only; individual or LLC (lender-dependent). | DSCR 达到贷款方门槛、评估报告含租金评估（rent schedule）、信用与储备金要求视产品而定。DSCR at the lender’s minimum, appraisal with a rent schedule, credit and reserve rules vary. |
| ITIN 贷款ITIN loan | 面向有 ITIN、没有 SSN 的借款人；可用于自住或投资（视产品）；通常为 Non-QM。For borrowers with an ITIN but no SSN; owner-occupied or investment depending on the product; usually non-QM. | ITIN 信函、报税记录或银行流水、美国信用记录（或替代信用）。ITIN letter, tax returns or bank statements, U.S. or alternative credit. |
| 全现金All cash | 没有贷款成本，成交快；之后可视资格考虑 delayed financing 或套现再融资。No loan costs and a faster close; delayed financing or a cash-out refinance may be possible later. | 资金来源与跨境汇款记录（反洗钱合规文件）。Source of funds and cross-border transfer records (AML compliance). |
以上为一般性说明，不是贷款报价或批准；利率、首付、费用、储备金和预付罚金（prepayment penalty）以贷款方书面 Loan Estimate 为准，政策会变化。把选定方案的利率和首付填回上面的计算器即可重新计算。General information — not a quote or approval. Rate, down payment, fees, reserves and prepayment penalties come from a lender’s written Loan Estimate and change over time. Enter the chosen rate and down payment in the calculator above to recompute.
无绿卡买房贷款：签证、ITIN 与外国人贷款怎么选Buying without a green card: visa, ITIN & foreign-national loans → · 加州贷款与 MLO 双执照指南（Foreign National · Jumbo）California mortgage & MLO guide (foreign national, jumbo) →
税务要点（一般性说明）Tax notes (general)
仅供参考，请咨询会计师/律师。For reference only — consult a CPA / attorney. 税务规则会变化，并取决于您的身份、税收协定和持有方式。Rules change and depend on your status, any tax treaty and how you hold title.
- FIRPTA 预扣：外国人（foreign person）将来出售美国房产时，买方/escrow 一般须按成交价预扣 15% 交给 IRS；部分情况可减免或用 Form 8288-B 申请减少预扣。预扣不是最终税额，报税后多退少补。FIRPTA: when a foreign person sells U.S. real property, the buyer/escrow generally withholds 15% of the amount realized; reductions/exceptions may apply (e.g., Form 8288-B). Withholding is not the final tax.
- 加州 Form 593：出售加州房产一般按成交总价 3⅓%（或选择按收益计算）预扣州税，由 escrow 处理；有自住房等多种豁免情形，需逐项确认。California Form 593: sales of California property generally have 3⅓% of the sale price withheld (or an elected gain-based amount) by escrow; several exemptions exist.
- 租金收入：外国人的美国租金默认按总租金 30%（或税收协定税率）预扣，不能扣费用；通常可以选择按净额申报（net basis election，视为有效关联收入），扣除费用和折旧后按净收入纳税，需每年提交 1040-NR，加州可能需要 540NR。物业管理公司通常会要求 W-8ECI 或 W-8BEN。Rental income: a nonresident alien’s U.S. rent is subject by default to 30% withholding on gross rent (or a treaty rate) with no deductions; you can usually elect net-basis taxation (treated as effectively connected), deduct expenses and depreciation, and file Form 1040-NR each year (California 540NR may apply). Property managers usually ask for Form W-8ECI or W-8BEN.
- 1031 交换：出售投资房后，在 45 天内书面指定替代物业、180 天内完成购买同类投资房，可递延资本利得税；售房款须由合格中介（Qualified Intermediary）持有，不能自己经手。外国人做 1031 仍可能涉及 FIRPTA 预扣，需提前规划。1031 exchange: identify replacement investment property in writing within 45 days and close within 180 days to defer gain; a Qualified Intermediary must hold the proceeds. Foreign sellers may still face FIRPTA withholding — plan ahead.
- 折旧：住宅出租物业的建筑部分（不含土地）一般按 27.5 年直线折旧；出售时可能有折旧回收税（depreciation recapture）。Depreciation: the building portion (not land) of residential rental property is generally depreciated over 27.5 years; recapture may apply on sale.
- 持有方式：个人、LLC、信托或外国公司持有，在税务、责任和美国遗产税（外国人免税额很低）方面差别很大，买之前先咨询。Ownership: individual, LLC, trust or foreign-corporation ownership differ greatly in tax, liability and U.S. estate tax (very low exemption for nonresidents) — get advice before buying.
常见问题FAQ
海外买家/无绿卡在圣地亚哥或 Temecula 买出租房，回报怎么算？How do overseas or no-green-card buyers calculate rental returns in San Diego or Temecula?
简答：先算 NOI（实收租金 − 房产税、Mello-Roos、HOA、保险、管理、维修），再看 Cap Rate（NOI ÷ 房价）、月现金流（NOI − 房贷本息）、Cash-on-Cash（年现金流 ÷ 首付和交易成本）和 DSCR（NOI ÷ 年房贷）。本页计算器和可下载的 Excel 模板用的是同一套公式；请填入您自己的房价、租金和贷款方书面报价。Short answer: compute NOI (collected rent − property tax, Mello-Roos, HOA, insurance, management, maintenance), then cap rate (NOI ÷ price), monthly cash flow (NOI − P&I), cash-on-cash (annual cash flow ÷ down payment + closing costs) and DSCR (NOI ÷ annual debt service). This calculator and the Excel template use the same formulas; enter your own price, rent and a lender’s written quote.
示例里月现金流为负，是不是说明不能买？The example shows negative cash flow — does that mean don’t buy?
简答：不一定，但要心里有数。示例（$100 万、40% 首付、7% 示例利率、月租 $5,000）每月约 −$1,455，DSCR 0.64，打平月租约 $6,766；回报主要依赖增值和本金摊还。提高首付、谈低价格、选租金更高的房子或换贷款方案都会改变结论。这是示例数据，不是投资建议。Short answer: not necessarily, but know what you are signing up for. The example ($1M, 40% down, 7% example rate, $5,000 rent) is about −$1,455/month, DSCR 0.64, break-even rent ≈ $6,766; returns rely on appreciation and principal paydown. More down, a lower price, higher rent or different financing change the result. Example data, not advice.
计算器里的利率是 Alice 的报价吗？Is the rate in the calculator a quote from Alice?
简答：不是。利率栏是您自己输入的数字，预填的 7% 只是模板示例。实际利率、首付、费用和预付罚金（prepayment penalty）以贷款方书面 Loan Estimate 为准。Alice Zou 持贷款顾问执照（NMLS# 2664031），可以用中文帮您比较外国人贷款、DSCR、ITIN 等方案，您也可以自由选择任何贷款机构。Short answer: no. The rate is your own input; the 7% is template example data. Actual rate, down payment, fees and prepayment penalties come from a lender’s written Loan Estimate. Alice Zou (NMLS# 2664031) can compare foreign-national, DSCR and ITIN options with you in Chinese; you may choose any lender.
房产税为什么默认 1.1%？Mello-Roos 要单独填吗？Why a 1.1% default property tax, and is Mello-Roos separate?
简答：加州基础税率为评估价值的 1%，再加地方附加，常见合计约 1.1% 左右，具体以县税单为准。Mello-Roos（CFD 特别税）多见于新社区（如 Temecula、Murrieta 及圣地亚哥北部部分社区），按固定金额另计，所以单独填写；没有就填 0。详见地税·Mello-Roos·HOA 指南。Short answer: California’s base rate is 1% of assessed value plus local voter-approved add-ons, often around 1.1% in total — check the county tax bill. Mello-Roos (CFD special tax) is a separate fixed amount common in newer communities, so enter it separately (0 if none). See the property tax, Mello-Roos & HOA guide.
外国人出租美国房子要交什么税？What taxes apply to a foreign owner renting out a U.S. home?
简答：默认按总租金 30%（或协定税率）预扣；通常可以选择按净额申报（扣除费用和折旧后纳税，每年提交 1040-NR）。将来出售一般有 FIRPTA 15% 预扣和加州 Form 593 预扣（一般 3⅓%）；1031 交换可递延资本利得税。仅供参考，请咨询会计师/律师。Short answer: by default 30% withholding on gross rent (or a treaty rate); you can usually elect net-basis taxation and file Form 1040-NR. On sale, FIRPTA (generally 15%) and California Form 593 (generally 3⅓%) withholding usually apply; a 1031 exchange can defer gain. For reference only — consult a CPA/attorney.
官方/参考来源：Official sources: IRS Publication 519 – U.S. Tax Guide for Aliens (Income From Real Property / net-basis choice) · IRS – FIRPTA withholding
相关：Related: 无绿卡买房贷款No-green-card loans · 加州贷款与 MLO 指南Mortgage & MLO guide · 地税·Mello-Roos·HOA 指南Property tax, Mello-Roos & HOA · 圣地亚哥各邮编房价San Diego prices by ZIP · Temecula 买房Buying in Temecula · 联系 Alice ZouContact Alice Zou
官方/参考来源：Official sources: IRS – FIRPTA withholding · FTB – 2026 Instructions for Form 593 (Real Estate Withholding) · IRS Publication 519 – U.S. Tax Guide for Aliens (Income From Real Property / net-basis choice) · IRS – Withholding and reporting on U.S.-source income paid to nonresident aliens · IRS – About Form 1040-NR · IRS – Like-kind exchanges now limited to real property · IRS – About Form 8824, Like-Kind Exchanges · IRS Publication 527 – Residential Rental Property (depreciation)
免责声明：本页及下载模板中的数字均为示例数据，不代表任何真实房源、租金、利率报价或贷款批准，不构成投资、法律或税务建议，不对任何回报作承诺。税务问题仅供参考，请咨询会计师/律师；贷款条件以贷款方书面文件为准。Disclaimer: all figures on this page and in the templates are example data — not a real listing, rent, rate quote or loan approval, and not investment, legal or tax advice; no return is promised. Tax notes are for reference only — consult a CPA/attorney; loan terms are set by the lender’s written disclosures. Alice Zou · 加州房地产经纪人California Real Estate Broker DRE# 02036463 · America Home Realty & Investment Broker #1527469 · MLO NMLS# 2664031 · 平等住房机会。Equal Housing Opportunity.
更新于Updated 2026-10-31 · 官方来源核对于 2026-10-31Official sources checked 2026-10-31