.rp-calculator-wrapper {
max-width: 800px;
margin: 0 auto;
background: #ffffff;
padding: 25px;
border-radius: 8px;
box-shadow: 0 4px 15px rgba(0,0,0,0.1);
font-family: 'Segoe UI', Tahoma, Geneva, Verdana, sans-serif;
}
.rp-calc-grid {
display: grid;
grid-template-columns: 1fr 1fr;
gap: 20px;
}
@media (max-width: 768px) {
.rp-calc-grid {
grid-template-columns: 1fr;
}
}
.rp-input-group {
margin-bottom: 15px;
}
.rp-input-group label {
display: block;
margin-bottom: 5px;
font-weight: 600;
color: #333;
font-size: 14px;
}
.rp-input-group input {
width: 100%;
padding: 10px;
border: 1px solid #ddd;
border-radius: 4px;
font-size: 16px;
box-sizing: border-box;
}
.rp-input-group input:focus {
border-color: #2c3e50;
outline: none;
}
.rp-calc-btn {
width: 100%;
padding: 15px;
background-color: #27ae60;
color: white;
border: none;
border-radius: 4px;
font-size: 18px;
font-weight: bold;
cursor: pointer;
transition: background-color 0.3s;
margin-top: 10px;
}
.rp-calc-btn:hover {
background-color: #219150;
}
.rp-results-area {
margin-top: 30px;
background: #f8f9fa;
padding: 20px;
border-radius: 6px;
border-left: 5px solid #27ae60;
}
.rp-result-row {
display: flex;
justify-content: space-between;
padding: 10px 0;
border-bottom: 1px solid #eee;
}
.rp-result-row:last-child {
border-bottom: none;
}
.rp-result-label {
font-weight: 600;
color: #555;
}
.rp-result-value {
font-weight: bold;
color: #2c3e50;
font-size: 18px;
}
.rp-highlight {
color: #27ae60;
font-size: 22px;
}
.rp-seo-content {
max-width: 800px;
margin: 40px auto;
line-height: 1.6;
color: #444;
font-family: 'Segoe UI', Tahoma, Geneva, Verdana, sans-serif;
}
.rp-seo-content h2 {
color: #2c3e50;
margin-top: 30px;
}
.rp-seo-content h3 {
color: #27ae60;
}
.rp-seo-content ul {
margin-bottom: 20px;
}
.rp-seo-content li {
margin-bottom: 10px;
}
function calculateRentalMetrics() {
// 1. Get Inputs using var
var price = parseFloat(document.getElementById('rpPurchasePrice').value) || 0;
var downPct = parseFloat(document.getElementById('rpDownPayment').value) || 0;
var interest = parseFloat(document.getElementById('rpIntRate').value) || 0;
var term = parseFloat(document.getElementById('rpLoanTerm').value) || 0;
var closingCosts = parseFloat(document.getElementById('rpClosingCosts').value) || 0;
var monthlyRent = parseFloat(document.getElementById('rpMonthlyRent').value) || 0;
var annualTax = parseFloat(document.getElementById('rpPropTax').value) || 0;
var annualIns = parseFloat(document.getElementById('rpInsurance').value) || 0;
var monthlyMaint = parseFloat(document.getElementById('rpMaintCost').value) || 0;
var vacancyRate = parseFloat(document.getElementById('rpVacancyRate').value) || 0;
var mgmtFee = parseFloat(document.getElementById('rpMgmtFee').value) || 0;
// 2. Calculate Mortgage (Principal + Interest)
var downAmt = price * (downPct / 100);
var loanAmount = price – downAmt;
var monthlyRate = (interest / 100) / 12;
var numPayments = term * 12;
var monthlyMortgage = 0;
if (interest > 0 && term > 0) {
monthlyMortgage = (loanAmount * monthlyRate * Math.pow(1 + monthlyRate, numPayments)) / (Math.pow(1 + monthlyRate, numPayments) – 1);
} else if (term > 0) {
monthlyMortgage = loanAmount / numPayments;
}
// 3. Calculate Monthly Operating Expenses
var monthlyTax = annualTax / 12;
var monthlyIns = annualIns / 12;
var monthlyVacancy = monthlyRent * (vacancyRate / 100);
var monthlyMgmt = monthlyRent * (mgmtFee / 100);
var totalOperatingExpenses = monthlyTax + monthlyIns + monthlyMaint + monthlyVacancy + monthlyMgmt;
var totalExpenses = totalOperatingExpenses + monthlyMortgage;
// 4. Calculate Cash Flow
var monthlyCashFlow = monthlyRent – totalExpenses;
var annualCashFlow = monthlyCashFlow * 12;
// 5. Calculate NOI (Net Operating Income) – Excludes Mortgage
var annualNOI = (monthlyRent * 12) – (totalOperatingExpenses * 12);
// 6. Calculate Returns
var totalCashInvested = downAmt + closingCosts;
var cocReturn = 0;
if (totalCashInvested > 0) {
cocReturn = (annualCashFlow / totalCashInvested) * 100;
}
var capRate = 0;
if (price > 0) {
capRate = (annualNOI / price) * 100;
}
// 7. Update UI
document.getElementById('resCashFlow').innerHTML = formatMoney(monthlyCashFlow);
document.getElementById('resNOI').innerHTML = formatMoney(annualNOI);
document.getElementById('resCoC').innerHTML = cocReturn.toFixed(2) + "%";
document.getElementById('resCapRate').innerHTML = capRate.toFixed(2) + "%";
document.getElementById('resTotalExp').innerHTML = formatMoney(totalExpenses);
// Change color based on cash flow
var cashFlowEl = document.getElementById('resCashFlow');
if(monthlyCashFlow >= 0) {
cashFlowEl.style.color = "#27ae60";
} else {
cashFlowEl.style.color = "#c0392b";
}
document.getElementById('rpResults').style.display = "block";
}
function formatMoney(amount) {
return "$" + amount.toFixed(2).replace(/\d(?=(\d{3})+\.)/g, '$&,');
}
Understanding Rental Property Cash Flow
Investing in real estate is one of the most reliable ways to build wealth, but simply buying a property doesn't guarantee a profit. The most critical metric for any buy-and-hold investor is Cash Flow. This Rental Property Cash Flow Calculator helps you analyze a potential deal by factoring in income, operating expenses, and financing costs to determine if a property will be an asset or a liability.
What is Rental Cash Flow?
Cash flow is the net amount of cash moving in and out of a business. In real estate, it is calculated as:
Cash Flow = Total Rental Income – Total Expenses
Total expenses include your mortgage payment (principal and interest), taxes, insurance, maintenance, vacancy reserves, and property management fees. A positive cash flow means the property pays for itself and generates profit every month.
Key Metrics Defined
- NOI (Net Operating Income): This represents the profitability of the property before adding in the cost of financing (mortgage). It is calculated as Income minus Operating Expenses. It helps compare the performance of different properties regardless of how they are financed.
- Cap Rate (Capitalization Rate): Calculated as
NOI / Purchase Price. The Cap Rate estimates the annual return on investment if the property were bought with all cash. A higher Cap Rate generally indicates a better return, though often comes with higher risk.
- Cash on Cash Return (CoC): This is the percentage return on the actual cash you invested (down payment + closing costs). It gives you a realistic view of how hard your specific dollars are working for you compared to other investments like the stock market.
Example: Analyzing a Deal
Let's say you are looking at a single-family home priced at $250,000. You plan to put 20% down ($50,000) and pay $5,000 in closing costs. Your total cash invested is $55,000.
If the property rents for $2,000/month and your total monthly expenses (mortgage, tax, insurance, repairs) come to $1,800/month, your monthly cash flow is $200.
Your annual cash flow is $2,400. To find your Cash on Cash return: $2,400 / $55,000 = 4.36%. This calculator performs these complex math equations instantly, allowing you to tweak variables like "Offer Price" or "Rent" to see how they impact your bottom line.
Why Include Vacancy and Maintenance?
Novice investors often make the mistake of calculating cash flow using only the mortgage payment. However, roofs leak, tenants move out, and HVAC systems fail. A prudent analysis includes:
- Vacancy Rate: Typically 5-8% to account for months where the property sits empty between tenants.
- Maintenance Reserves: Setting aside 5-10% of monthly rent ensures you have funds ready when repairs are needed.
Use the tool above to run different scenarios and ensure your next investment property meets your financial goals.