.rc-row {
display: flex;
flex-wrap: wrap;
gap: 20px;
margin-bottom: 15px;
}
.rc-col {
flex: 1;
min-width: 250px;
}
.rc-label {
display: block;
margin-bottom: 5px;
font-weight: 600;
color: #333;
font-size: 14px;
}
.rc-input {
width: 100%;
padding: 10px;
border: 1px solid #ccc;
border-radius: 4px;
font-size: 16px;
box-sizing: border-box;
}
.rc-btn {
background-color: #2c3e50;
color: white;
border: none;
padding: 15px 30px;
font-size: 18px;
font-weight: bold;
border-radius: 5px;
cursor: pointer;
width: 100%;
transition: background 0.3s;
}
.rc-btn:hover {
background-color: #34495e;
}
.rc-result-box {
background-color: #f8f9fa;
border-left: 5px solid #27ae60;
padding: 20px;
margin-top: 30px;
display: none;
}
.rc-metric-grid {
display: grid;
grid-template-columns: repeat(auto-fit, minmax(200px, 1fr));
gap: 20px;
margin-top: 20px;
}
.rc-metric {
background: white;
padding: 15px;
border-radius: 5px;
box-shadow: 0 2px 5px rgba(0,0,0,0.05);
text-align: center;
}
.rc-metric-title {
font-size: 13px;
color: #7f8c8d;
text-transform: uppercase;
letter-spacing: 1px;
}
.rc-metric-value {
font-size: 24px;
font-weight: bold;
color: #2c3e50;
margin-top: 5px;
}
.rc-positive { color: #27ae60; }
.rc-negative { color: #c0392b; }
/* Content Styling */
.rc-content { margin-top: 50px; line-height: 1.6; color: #444; }
.rc-content h2 { color: #2c3e50; border-bottom: 2px solid #ecf0f1; padding-bottom: 10px; margin-top: 30px; }
.rc-content h3 { color: #34495e; margin-top: 25px; }
.rc-content ul { padding-left: 20px; }
.rc-content li { margin-bottom: 10px; }
function calculateCashFlow() {
// 1. Get Inputs
var price = parseFloat(document.getElementById('propPrice').value);
var downPercent = parseFloat(document.getElementById('downPayment').value);
var rate = parseFloat(document.getElementById('intRate').value);
var years = parseFloat(document.getElementById('loanTerm').value);
var rent = parseFloat(document.getElementById('monthlyRent').value);
var taxYearly = parseFloat(document.getElementById('propTax').value);
var insYearly = parseFloat(document.getElementById('propIns').value);
var hoa = parseFloat(document.getElementById('hoaFee').value);
var vacancyPercent = parseFloat(document.getElementById('vacancyRate').value);
var maintPercent = parseFloat(document.getElementById('maintRate').value);
var capexPercent = parseFloat(document.getElementById('capexRate').value);
var mgmtPercent = parseFloat(document.getElementById('managementFee').value);
// Validation
if (isNaN(price) || isNaN(rent) || isNaN(rate) || isNaN(years)) {
alert("Please enter valid numbers for Price, Rent, Interest Rate, and Term.");
return;
}
// 2. Calculate Financing
var downAmount = price * (downPercent / 100);
var loanAmount = price – downAmount;
var monthlyRate = (rate / 100) / 12;
var numPayments = years * 12;
// Mortgage PMT Formula: M = P [ i(1 + i)^n ] / [ (1 + i)^n – 1 ]
var mortgagePayment = 0;
if (rate > 0) {
mortgagePayment = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numPayments)) / (Math.pow(1 + monthlyRate, numPayments) – 1);
} else {
mortgagePayment = loanAmount / numPayments;
}
// 3. Calculate Operating Expenses (Monthly)
var taxMonthly = taxYearly / 12;
var insMonthly = insYearly / 12;
var vacancyCost = rent * (vacancyPercent / 100);
var maintCost = rent * (maintPercent / 100);
var capexCost = rent * (capexPercent / 100);
var mgmtCost = rent * (mgmtPercent / 100);
var operatingExpenses = taxMonthly + insMonthly + hoa + vacancyCost + maintCost + capexCost + mgmtCost;
var totalExpenses = operatingExpenses + mortgagePayment;
// 4. Calculate Metrics
var cashFlow = rent – totalExpenses;
var annualCashFlow = cashFlow * 12;
// NOI (Net Operating Income) = Income – Operating Expenses (Excluding Mortgage)
var monthlyNOI = rent – operatingExpenses;
var annualNOI = monthlyNOI * 12;
// Cap Rate = (Annual NOI / Price) * 100
var capRate = (annualNOI / price) * 100;
// Cash on Cash = (Annual Cash Flow / Total Cash Invested) * 100
// Assuming 3% closing costs for estimation if not explicitly asked, but keeping it simple: just Down Payment for now to match inputs provided.
// A more advanced calc might add closing costs input. Let's stick to Down Payment for denominator.
var totalCashInvested = downAmount;
// Avoid division by zero
var cocReturn = 0;
if (totalCashInvested > 0) {
cocReturn = (annualCashFlow / totalCashInvested) * 100;
}
// 5. Display Results
var fmtCurr = new Intl.NumberFormat('en-US', { style: 'currency', currency: 'USD' });
document.getElementById('resCashFlow').innerHTML = fmtCurr.format(cashFlow);
document.getElementById('resCashFlow').className = 'rc-metric-value ' + (cashFlow >= 0 ? 'rc-positive' : 'rc-negative');
document.getElementById('resCoc').innerHTML = cocReturn.toFixed(2) + '%';
document.getElementById('resCoc').className = 'rc-metric-value ' + (cocReturn >= 0 ? 'rc-positive' : 'rc-negative');
document.getElementById('resCap').innerHTML = capRate.toFixed(2) + '%';
document.getElementById('resNoi').innerHTML = fmtCurr.format(monthlyNOI);
document.getElementById('resMortgage').innerHTML = fmtCurr.format(mortgagePayment);
document.getElementById('resTotalExp').innerHTML = fmtCurr.format(totalExpenses);
document.getElementById('resTotalInc').innerHTML = fmtCurr.format(rent);
// Show result box
document.getElementById('rcResult').style.display = 'block';
}
Rental Property Cash Flow Calculator
Purchase & Loan Details
Income & Expenses
Investment Analysis
Monthly Cash Flow
$0.00
Cash-on-Cash Return
0.00%
Cap Rate
0.00%
Net Operating Income (MO)
$0.00
Breakdown:
Monthly Mortgage (P&I): $0.00
Total Monthly Expenses: $0.00
Total Monthly Income: $0.00
Monthly Mortgage (P&I): $0.00
Total Monthly Expenses: $0.00
Total Monthly Income: $0.00
How to Analyze Rental Property Profitability
Investing in real estate is one of the most reliable ways to build wealth, but simply buying a property and renting it out doesn't guarantee a profit. To succeed, investors must meticulously calculate their numbers. This Rental Property Cash Flow Calculator is designed to help you analyze the potential returns of an investment property by factoring in all critical expenses, not just the mortgage.
Understanding the Key Metrics
When evaluating a rental deal, professional investors look at several key performance indicators (KPIs):
- Cash Flow: This is the net profit you pocket every month after all expenses (mortgage, taxes, insurance, repairs, etc.) are paid. Positive cash flow ensures the property pays for itself and provides passive income.
- Cash-on-Cash Return (CoC): This metric measures the annual return on the actual cash you invested (down payment + closing costs + rehab costs), rather than the total loan amount. It tells you how hard your money is working. A CoC of 8-12% is often considered a solid benchmark for residential rentals.
- Cap Rate (Capitalization Rate): This calculates the property's natural rate of return assuming you bought it with all cash. It helps compare properties regardless of financing. Cap Rate = Net Operating Income / Purchase Price.
- Net Operating Income (NOI): This is your total income minus operating expenses, excluding mortgage payments. NOI is crucial for determining the raw profitability of the asset itself.
Hidden Expenses That Kill Cash Flow
Many new investors fail because they underestimate expenses. Beyond the mortgage principal and interest, you must account for:
- Vacancy: Properties won't be rented 365 days a year. Budgeting 5-8% of rent for vacancy ensures you have reserves for turnover periods.
- Maintenance & CapEx: Toilets break and roofs need replacing. Allocating 5-10% for general maintenance and another 5-10% for Capital Expenditures (big ticket items) is prudent.
- Property Management: Even if you self-manage now, factoring in 8-10% for management ensures the deal still works if you decide to hire a professional later.
How to Use This Calculator
Enter your purchase details and financing terms in the top section. Be realistic with your interest rate and down payment. In the expenses section, input your estimated annual taxes and insurance. Use the percentage fields to set aside budget for vacancy and repairs. The calculator will instantly provide your monthly cash flow projection and ROI metrics, helping you make a data-driven investment decision.