FREE RENTAL CASH-FLOW CALCULATOR

What stays after
all the costs?

Try the numbers before you create an account. This before-tax example runs in your browser, with no property-data requests.

Hypothetical starting values · not an available house, rent estimate or current mortgage quote

Your assumptions

Replace every illustrative value with researched inputs before relying on a result. A blank field is unknown.

Purchase price ($)Assumed monthly rent ($)Down payment (%)30-year fixed interest rate (%)Monthly HOA ($)Vacancy & collection loss (%)

All operating costs & starting cash

Annual property tax (% of price)Monthly insurance ($)Monthly owner utilities ($)Monthly administration ($)Other monthly owner costs ($)Management (% of collected rent)Repairs (% of scheduled rent)Capital reserve (% of scheduled rent)Leasing fee (months of rent)Months between turnoversClosing costs (% of price)Initial make-ready ($)Starting liquidity (months of fixed costs + debt)

Fixed 30-year amortization or cash; management has no minimum fee. Repairs and capital reserves are separate. Other owner costs are an explicit monthly allowance for assessments, solar, pool or other obligations; this example assumes zero until you change it.

MONTHLY CASH FLOW · BEFORE TAXPositive cash flow

+$413/mo

Assumed rent$3,200

Costs, debt & vacancy$2,787

A scenario using assumed rent and expenses. Actual results may differ.

Annual cash-on-cash: 2.16%
Total starting cash: $228,784.82
Break-even scheduled rent: $2,644.41/mo

Inspect the calculation

Rent after vacancy/collection loss	$3,040.00
property tax	−$400.00
hoa	−$100.00
insurance	−$125.00
owner utilities	−$50.00
administration	−$25.00
other owner costs	−$0.00
management	−$243.20
repairs	−$160.00
leasing	−$100.00
Planning NOI, before debt & capital reserve	$1,836.80
Principal & interest	−$1,264.14
Capital reserve	−$160.00
Monthly cash flow, before tax	$412.66

Starting cash denominator

down payment	$200,000.00
closing costs	$12,000.00
make ready	$5,000.00
liquidity reserve	$11,784.82

Annual cash-on-cash = 12 × monthly cash flow ÷ total starting cash. Break-even solves scheduled rent with the same proportional vacancy, management, repairs, reserve and leasing assumptions. It is not an achievable-rent estimate. Values are calculated before display rounding.

No income taxes, appreciation, sale proceeds, borrower qualification or condition assessment. Financing below 20% down, mortgage insurance, adjustable rates and nonstandard loans are outside this example. Actual lender terms and property expenses can differ.

Now find a property worth researching.

Use the workspace for dated listing leads, deeper downside comparisons and private saved scenarios. Google sign-in is required there; this calculator needs no account.

Find rental properties How the calculations and examples are checked →