Contractor Rate vs Salary Calculator

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Rental Property Cash Flow Calculator .calculator-container { font-family: 'Segoe UI', Tahoma, Geneva, Verdana, sans-serif; max-width: 800px; margin: 0 auto; padding: 20px; background: #f9f9f9; border: 1px solid #e0e0e0; border-radius: 8px; color: #333; } .calculator-header { text-align: center; margin-bottom: 30px; } .calculator-header h2 { color: #2c3e50; margin-bottom: 10px; } .calc-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; } @media (max-width: 600px) { .calc-grid { grid-template-columns: 1fr; } } .input-group { margin-bottom: 15px; } .input-group label { display: block; margin-bottom: 5px; font-weight: 600; font-size: 0.9em; color: #555; } .input-group input { width: 100%; padding: 10px; border: 1px solid #ddd; border-radius: 4px; font-size: 1em; box-sizing: border-box; } .input-group input:focus { border-color: #3498db; outline: none; } .section-title { grid-column: 1 / -1; font-size: 1.1em; font-weight: bold; color: #2980b9; margin-top: 10px; border-bottom: 2px solid #eee; padding-bottom: 5px; } .btn-container { grid-column: 1 / -1; text-align: center; margin-top: 20px; } .calc-btn { background-color: #27ae60; color: white; border: none; padding: 12px 30px; font-size: 1.1em; border-radius: 5px; cursor: pointer; transition: background 0.3s; } .calc-btn:hover { background-color: #219150; } .result-box { grid-column: 1 / -1; background: #fff; padding: 20px; border-radius: 6px; box-shadow: 0 2px 5px rgba(0,0,0,0.05); margin-top: 20px; display: none; } .result-row { display: flex; justify-content: space-between; padding: 8px 0; border-bottom: 1px solid #f0f0f0; } .result-row:last-child { border-bottom: none; } .result-row.total { font-weight: bold; font-size: 1.2em; color: #2c3e50; border-top: 2px solid #ddd; margin-top: 10px; padding-top: 15px; } .positive-cf { color: #27ae60; } .negative-cf { color: #c0392b; } .seo-content { margin-top: 40px; line-height: 1.6; color: #444; } .seo-content h3 { color: #2c3e50; margin-top: 25px; } .seo-content ul { margin-bottom: 20px; }

Rental Property Cash Flow Calculator

Analyze your potential real estate investment returns instantly.

Income Sources (Monthly)
Expenses & Mortgages (Monthly)
Variable Costs
Monthly Financial Analysis
Total Gross Income: $0.00
Vacancy Loss: -$0.00
Management Fees: -$0.00
Total Operating Expenses (incl. Taxes/Ins/HOA): -$0.00
Net Operating Income (NOI): $0.00
Total Mortgage Payment: -$0.00
Net Monthly Cash Flow: $0.00
Annual Cash Flow Projection: $0.00

Understanding Rental Property Cash Flow

Cash flow is the lifeblood of any rental property investment. Simply put, it is the difference between your rental income and all expenses associated with owning and managing the property. A Rental Property Cash Flow Calculator helps investors determine if a property will generate a monthly profit (positive cash flow) or require out-of-pocket costs to maintain (negative cash flow).

How is Cash Flow Calculated?

The calculation involves three main stages:

  1. Gross Income: This includes monthly rent plus any additional income sources like parking fees, coin-operated laundry, or storage rental.
  2. Operating Expenses: These are the day-to-day costs of running the property. Key expenses include property taxes, insurance, HOA fees, repairs, maintenance, Capital Expenditures (CapEx) reserves, property management fees, and vacancy allowances.
  3. Net Operating Income (NOI): This is calculated by subtracting Operating Expenses from Gross Income. It represents the profitability of the property before debt service.
  4. Cash Flow: Finally, subtract your monthly mortgage payment (Principal and Interest) from the NOI.

Why is the Vacancy Rate Important?

Many new investors make the mistake of assuming a property will be rented 100% of the time. However, tenants move out, and it takes time to clean, repair, and market the unit. A standard vacancy rate to use in calculations is between 5% and 8%. This calculator automatically deducts this percentage from your gross rent to give you a more realistic view of your effective income.

The 1% Rule and Cash Flow

A common rule of thumb in real estate investing is the "1% Rule," which suggests that the monthly rent should be at least 1% of the property's purchase price. While this is a quick screening tool, using a detailed cash flow calculator is essential for the final decision, as it accounts for specific variables like HOA fees and taxes which vary significantly by location.

What is a Good Cash Flow per Door?

"Good" cash flow is subjective, but many professional investors aim for $100 to $200 per unit (door) per month in pure profit after all expenses and savings for repairs are accounted for. Properties with high cash flow provide a buffer against unexpected repairs and vacancies, making your investment safer.

function calculateRentalCashFlow() { // 1. Get Input Values var monthlyRent = parseFloat(document.getElementById('monthlyRent').value) || 0; var otherIncome = parseFloat(document.getElementById('otherIncome').value) || 0; var mortgagePayment = parseFloat(document.getElementById('mortgagePayment').value) || 0; var propertyTax = parseFloat(document.getElementById('propertyTax').value) || 0; var insurance = parseFloat(document.getElementById('insurance').value) || 0; var hoaFees = parseFloat(document.getElementById('hoaFees').value) || 0; var maintenance = parseFloat(document.getElementById('maintenance').value) || 0; var capex = parseFloat(document.getElementById('capex').value) || 0; var vacancyRate = parseFloat(document.getElementById('vacancyRate').value) || 0; var managementFee = parseFloat(document.getElementById('managementFee').value) || 0; // 2. Perform Calculations // Income var grossPotentialIncome = monthlyRent + otherIncome; // Variable Expenses based on Rent var vacancyLoss = monthlyRent * (vacancyRate / 100); var managementCost = monthlyRent * (managementFee / 100); // Fixed Expenses var fixedExpenses = propertyTax + insurance + hoaFees + maintenance + capex; // Total Operating Expenses var totalOperatingExpenses = fixedExpenses + vacancyLoss + managementCost; // Net Operating Income (NOI) // NOI = (Gross Income – Vacancy) – (Fixed Expenses + Management) // To display correctly, we usually treat vacancy as an expense or contra-income. // Here we subtract all calculated expenses from Potential Income. var noi = grossPotentialIncome – totalOperatingExpenses; // Net Cash Flow var monthlyCashFlow = noi – mortgagePayment; var annualCashFlow = monthlyCashFlow * 12; // 3. Format Currency var formatter = new Intl.NumberFormat('en-US', { style: 'currency', currency: 'USD', }); // 4. Update DOM document.getElementById('displayGrossIncome').innerHTML = formatter.format(grossPotentialIncome); document.getElementById('displayVacancyLoss').innerHTML = "-" + formatter.format(vacancyLoss); document.getElementById('displayMgmtFee').innerHTML = "-" + formatter.format(managementCost); document.getElementById('displayOperatingExpenses').innerHTML = "-" + formatter.format(totalOperatingExpenses); document.getElementById('displayNOI').innerHTML = formatter.format(noi); document.getElementById('displayMortgage').innerHTML = "-" + formatter.format(mortgagePayment); var cfElement = document.getElementById('displayTotalCashFlow'); cfElement.innerHTML = formatter.format(monthlyCashFlow); var annualElement = document.getElementById('displayAnnualCashFlow'); annualElement.innerHTML = formatter.format(annualCashFlow); // Styling for positive/negative cash flow if(monthlyCashFlow >= 0) { cfElement.className = "positive-cf"; annualElement.className = "positive-cf"; } else { cfElement.className = "negative-cf"; annualElement.className = "negative-cf"; } // Show result box document.getElementById('result').style.display = "block"; }

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