.calc-row {
display: flex;
flex-wrap: wrap;
margin: 0 -10px;
}
.calc-col {
flex: 1;
min-width: 250px;
padding: 0 10px;
margin-bottom: 20px;
}
.calc-label {
display: block;
margin-bottom: 8px;
font-weight: 600;
color: #333;
font-size: 14px;
}
.calc-input {
width: 100%;
padding: 10px;
border: 1px solid #ddd;
border-radius: 4px;
font-size: 16px;
box-sizing: border-box;
transition: border-color 0.3s;
}
.calc-input:focus {
border-color: #2c3e50;
outline: none;
}
.calc-btn {
background-color: #2c3e50;
color: white;
border: none;
padding: 12px 24px;
font-size: 16px;
font-weight: bold;
border-radius: 4px;
cursor: pointer;
width: 100%;
transition: background-color 0.3s;
}
.calc-btn:hover {
background-color: #34495e;
}
.results-box {
background-color: #f8f9fa;
border: 1px solid #e9ecef;
border-radius: 6px;
padding: 20px;
margin-top: 20px;
display: none;
}
.result-item {
display: flex;
justify-content: space-between;
margin-bottom: 10px;
padding-bottom: 10px;
border-bottom: 1px dashed #ddd;
}
.result-item:last-child {
border-bottom: none;
margin-bottom: 0;
padding-bottom: 0;
}
.result-label {
color: #555;
font-weight: 500;
}
.result-value {
font-weight: 700;
color: #2c3e50;
}
.highlight-result {
color: #27ae60;
font-size: 1.2em;
}
.negative-result {
color: #c0392b;
}
.calc-article {
margin-top: 40px;
line-height: 1.6;
color: #444;
}
.calc-article h2, .calc-article h3 {
color: #2c3e50;
margin-top: 25px;
}
.tooltip {
font-size: 12px;
color: #777;
margin-top: 4px;
}
function calculateCashFlow() {
// 1. Get Inputs
var price = parseFloat(document.getElementById('purchasePrice').value) || 0;
var downPayment = parseFloat(document.getElementById('downPayment').value) || 0;
var rate = parseFloat(document.getElementById('interestRate').value) || 0;
var years = parseFloat(document.getElementById('loanTerm').value) || 0;
var rent = parseFloat(document.getElementById('rentAmount').value) || 0;
var vacancyRate = parseFloat(document.getElementById('vacancyRate').value) || 0;
var annualTax = parseFloat(document.getElementById('propertyTax').value) || 0;
var annualInsurance = parseFloat(document.getElementById('insurance').value) || 0;
var monthlyMaint = parseFloat(document.getElementById('maintenanceCost').value) || 0;
var monthlyHOA = parseFloat(document.getElementById('hoaFees').value) || 0;
// 2. Calculate Mortgage (Principal + Interest)
var loanAmount = price – downPayment;
var monthlyRate = rate / 100 / 12;
var numberOfPayments = years * 12;
var monthlyMortgage = 0;
if (rate > 0 && years > 0 && loanAmount > 0) {
monthlyMortgage = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numberOfPayments)) / (Math.pow(1 + monthlyRate, numberOfPayments) – 1);
}
// 3. Calculate Monthly Operating Expenses
var monthlyTax = annualTax / 12;
var monthlyIns = annualInsurance / 12;
var vacancyCost = rent * (vacancyRate / 100);
// Total Operating Expenses (Used for NOI) -> Excludes Mortgage
var monthlyOperatingExpenses = monthlyTax + monthlyIns + monthlyMaint + monthlyHOA + vacancyCost;
// Total Expenses including Mortgage
var totalMonthlyExpenses = monthlyOperatingExpenses + monthlyMortgage;
// 4. Calculate Key Metrics
var noiMonthly = rent – monthlyOperatingExpenses;
var noiAnnual = noiMonthly * 12;
var cashFlowMonthly = rent – totalMonthlyExpenses;
var cashFlowAnnual = cashFlowMonthly * 12;
// Cash on Cash ROI = Annual Cash Flow / Total Cash Invested (assuming down payment is total cash for simplicity here, though closing costs exist)
var cashInvested = downPayment;
var cocRoi = 0;
if (cashInvested > 0) {
cocRoi = (cashFlowAnnual / cashInvested) * 100;
}
// Cap Rate = Annual NOI / Purchase Price
var capRate = 0;
if (price > 0) {
capRate = (noiAnnual / price) * 100;
}
// 5. Display Results
document.getElementById('displayMortgage').innerHTML = "$" + monthlyMortgage.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('displayExpenses').innerHTML = "$" + totalMonthlyExpenses.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('displayNOI').innerHTML = "$" + noiMonthly.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
var cfElement = document.getElementById('displayCashFlow');
cfElement.innerHTML = "$" + cashFlowMonthly.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
// Color coding for cash flow
if (cashFlowMonthly >= 0) {
cfElement.className = "result-value highlight-result";
cfElement.style.color = "#27ae60";
} else {
cfElement.className = "result-value highlight-result negative-result";
cfElement.style.color = "#c0392b";
}
document.getElementById('displayAnnualCashFlow').innerHTML = "$" + cashFlowAnnual.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('displayROI').innerHTML = cocRoi.toFixed(2) + "%";
document.getElementById('displayCapRate').innerHTML = capRate.toFixed(2) + "%";
// Show results div
document.getElementById('results').style.display = "block";
}
Rental Property Cash Flow Calculator
Standard is 5-10%
Investment Performance
Monthly Mortgage (P&I):
$0.00
Total Monthly Expenses:
$0.00
(Tax, Ins, Maint, Vacancy, HOA)
Net Operating Income (NOI) / Month:
$0.00
Monthly Cash Flow:
$0.00
Annual Cash Flow:
$0.00
Cash on Cash Return (ROI):
0.00%
Cap Rate:
0.00%
How to Analyze Rental Property Deals
Successful real estate investing relies on accurate math, not just intuition. This Rental Property Cash Flow Calculator helps investors determine the viability of a potential rental property by breaking down income, operating expenses, and debt service to reveal the true return on investment.
Key Metrics Explained
- Cash Flow: This is the profit you pocket each month after all expenses (mortgage, taxes, insurance, maintenance, vacancy) are paid. Positive cash flow ensures the property pays for itself.
- Cash on Cash Return (CoC ROI): This metric measures the annual return on the actual cash you invested (down payment + closing costs). A CoC return of 8-12% is often considered a strong target for rental properties.
- Cap Rate (Capitalization Rate): The ratio of Net Operating Income (NOI) to the property asset value. It represents the potential return on an investment assuming you paid all cash, allowing you to compare properties regardless of financing.
- Net Operating Income (NOI): Total revenue minus all operating expenses, excluding mortgage payments. This figure is crucial for calculating Cap Rate.
Estimating Expenses Correctly
New investors often underestimate expenses. Be sure to account for:
- Vacancy Rate: You won't have a tenant 100% of the time. Use 5-10% to be safe.
- Maintenance: Roofs leak and toilets break. Budgeting 10-15% of rent or a fixed monthly amount saves you from surprises.
- Property Management: If you don't plan to be a landlord yourself, expect to pay 8-10% of monthly rent to a manager.
Use this tool to run multiple scenarios. Adjust the offer price or down payment to see how it affects your Cash on Cash return and find the "sweet spot" for your offer.