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function calculateRentalCashFlow() {
// Get Income Inputs
var rent = parseFloat(document.getElementById("monthlyRent").value);
var otherInc = parseFloat(document.getElementById("otherIncome").value);
// Get Fixed Expense Inputs
var mortgage = parseFloat(document.getElementById("mortgagePayment").value);
var tax = parseFloat(document.getElementById("propertyTax").value);
var insurance = parseFloat(document.getElementById("insurance").value);
var hoa = parseFloat(document.getElementById("hoaFees").value);
// Get Variable Rate Inputs
var vacancyRate = parseFloat(document.getElementById("vacancyRate").value);
var repairRate = parseFloat(document.getElementById("repairRate").value);
var capexRate = parseFloat(document.getElementById("capexRate").value);
var mgmtRate = parseFloat(document.getElementById("managementRate").value);
// Validation: Ensure required fields have numbers
if (isNaN(rent)) rent = 0;
if (isNaN(otherInc)) otherInc = 0;
if (isNaN(mortgage)) mortgage = 0;
if (isNaN(tax)) tax = 0;
if (isNaN(insurance)) insurance = 0;
if (isNaN(hoa)) hoa = 0;
if (isNaN(vacancyRate)) vacancyRate = 0;
if (isNaN(repairRate)) repairRate = 0;
if (isNaN(capexRate)) capexRate = 0;
if (isNaN(mgmtRate)) mgmtRate = 0;
// Calculations
var grossIncome = rent + otherInc;
// Vacancy is calculated on gross rent, usually not other income, but we'll apply to rent here.
var vacancyCost = rent * (vacancyRate / 100);
var effectiveIncome = grossIncome – vacancyCost;
// Variable Expenses based on Rent
var repairsCost = rent * (repairRate / 100);
var capexCost = rent * (capexRate / 100);
var mgmtCost = rent * (mgmtRate / 100);
var totalOperatingExpenses = tax + insurance + hoa + repairsCost + capexCost + mgmtCost;
var totalExpensesIncludingMortgage = totalOperatingExpenses + mortgage;
var noi = effectiveIncome – totalOperatingExpenses;
var cashFlow = effectiveIncome – totalExpensesIncludingMortgage;
// Display Results
document.getElementById("calc-results").style.display = "block";
document.getElementById("res-gross-income").innerText = "$" + grossIncome.toFixed(2);
document.getElementById("res-vacancy").innerText = "-$" + vacancyCost.toFixed(2);
document.getElementById("res-effective-income").innerText = "$" + effectiveIncome.toFixed(2);
// Display Total Expenses
document.getElementById("res-total-expenses").innerText = "$" + totalExpensesIncludingMortgage.toFixed(2);
// NOI
document.getElementById("res-noi").innerText = "$" + noi.toFixed(2);
// Cash Flow
var cfElement = document.getElementById("res-cash-flow");
cfElement.innerText = "$" + cashFlow.toFixed(2);
if (cashFlow < 0) {
cfElement.className = "result-value negative-cashflow";
} else {
cfElement.className = "result-value";
cfElement.style.color = "#27ae60";
}
}
Rental Property Cash Flow Calculator
Income
Fixed Expenses
Variable Expense Estimates (%)
Gross Monthly Income:
–
Vacancy Loss:
–
Effective Gross Income:
–
Total Monthly Expenses:
–
Net Operating Income (NOI):
–
Monthly Cash Flow:
–
How to Calculate Rental Property Cash Flow
Understanding the true cash flow of a rental property is the single most important skill for a real estate investor. Positive cash flow ensures that the property pays for itself while building equity, whereas negative cash flow can quickly drain your reserves. This calculator breaks down income and expenses into granular details to provide an accurate monthly estimate.
Key Metrics Explained
- Gross Monthly Income: The total rent collected plus any additional income sources like coin-operated laundry or parking fees.
- Vacancy Rate: No property is occupied 100% of the time. A standard vacancy provision (usually 5-8%) accounts for turnover periods between tenants.
- Net Operating Income (NOI): This is your effective income minus all operating expenses (taxes, insurance, repairs, management) excluding the mortgage. This metric is crucial for calculating the Cap Rate.
- Capital Expenditures (CapEx): Unlike regular repairs, CapEx accounts for big-ticket items that wear out over time, such as roofs, HVAC systems, and water heaters. Setting aside 5-10% of rent monthly ensures you have funds when these expenses arise.
The 50% Rule and 1% Rule
Investors often use "rules of thumb" for quick screening before using a detailed calculator like this one:
- The 1% Rule: Suggests that monthly rent should be at least 1% of the property purchase price.
- The 50% Rule: Estimates that 50% of your gross rent will go toward operating expenses (not including the mortgage payment). If your cash flow is positive after applying these rules, the property warrants a deeper analysis.
Why Cash Flow Matters More Than Appreciation
While property appreciation builds long-term wealth, cash flow keeps you in business. Relying solely on appreciation is speculative. A property with strong positive cash flow provides a safety net against market downturns, allowing you to hold the asset indefinitely without paying out of pocket.