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Rental Property Cash Flow Calculator

Determine the monthly profitability of your real estate investment by calculating the net cash flow after all expenses.

Monthly Income

Monthly Fixed Expenses

Monthly Variable/Reserve Expenses

Results Summary

Total Monthly Income: $0.00

Total Monthly Expenses: $0.00

Net Monthly Cash Flow:

$0.00
function calculateRentalCashFlow() { // Helper function to safely get float values or return 0 if empty/NaN function getSafeValue(id) { var value = parseFloat(document.getElementById(id).value); return isNaN(value) ? 0 : value; } // Helper function to format currency function formatCurrency(num) { return '$' + num.toFixed(2).replace(/\d(?=(\d{3})+\.)/g, '$&,'); } // Get Income Inputs var rentIncome = getSafeValue('rentIncome'); var otherIncome = getSafeValue('otherIncome'); // Get Expense Inputs var mortgage = getSafeValue('mortgage'); var taxes = getSafeValue('taxes'); var insurance = getSafeValue('insurance'); var hoa = getSafeValue('hoa'); var management = getSafeValue('management'); var maintenance = getSafeValue('maintenance'); var vacancy = getSafeValue('vacancy'); // Calculate Totals var totalIncome = rentIncome + otherIncome; var totalExpenses = mortgage + taxes + insurance + hoa + management + maintenance + vacancy; var netCashFlow = totalIncome – totalExpenses; // Update Results Display document.getElementById('totalIncomeResult').innerText = formatCurrency(totalIncome); document.getElementById('totalExpensesResult').innerText = formatCurrency(totalExpenses); var cashFlowOutput = document.getElementById('cashFlowResult'); cashFlowOutput.innerText = formatCurrency(netCashFlow); // Change color based on result if (netCashFlow > 0) { cashFlowOutput.style.color = "green"; } else if (netCashFlow < 0) { cashFlowOutput.style.color = "red"; } else { cashFlowOutput.style.color = "#333"; } }

Understanding Rental Property Cash Flow

Cash flow is the lifeblood of any rental property investment. It represents the net amount of cash moving into or out of your investment business each month. Calculating it accurately is essential for determining whether a property is an asset that puts money in your pocket or a liability that takes it out.

Positive cash flow occurs when your gross monthly income (rent plus other sources) exceeds your total monthly expenses. Investors prioritize positive cash flow to ensure the property pays for itself, provides passive income, and builds a financial buffer against unexpected repairs or vacancies.

The Critical Importance of Accounting for All Expenses

Many novice investors make the mistake of only subtracting the mortgage payment from the rent to determine profit. This is incorrect and dangerous. A true cash flow analysis must account for both fixed costs and variable reserves.

  • Fixed Costs: These are recurring monthly payments like the mortgage principal and interest, property taxes, insurance premiums, and HOA dues.
  • Variable/Reserve Costs: These are often overlooked but vital. You must set aside money monthly for property management (even if you manage it yourself, your time has value), future maintenance repairs (roofs, HVAC), and periods of vacancy where you receive no rent. Ignoring these will lead to negative cash flow surprises later.

Example Calculation

Let's look at a realistic scenario for a single-family rental home to understand how the numbers work together.

Income: The property rents for $2,200 per month.

Expenses:

  • Mortgage P&I: $1,150
  • Taxes & Insurance prorated monthly: $350
  • Property Management (approx 8%): $175
  • Maintenance Reserve (saving for future repairs): $200
  • Vacancy Provision (saving for turnover): $100

The Math:
Total Income ($2,200) – Total Expenses ($1,150 + $350 + $175 + $200 + $100 = $1,975) = $225 Positive Monthly Cash Flow.

Use the calculator above to plug in your specific property details to see your estimated monthly net return.

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