.rp-calculator-container {
font-family: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
max-width: 800px;
margin: 0 auto;
padding: 20px;
background: #f9f9f9;
border: 1px solid #e0e0e0;
border-radius: 8px;
color: #333;
}
.rp-calculator-container h2 {
text-align: center;
color: #2c3e50;
margin-bottom: 25px;
}
.rp-input-grid {
display: grid;
grid-template-columns: 1fr 1fr;
gap: 20px;
}
@media (max-width: 600px) {
.rp-input-grid {
grid-template-columns: 1fr;
}
}
.rp-input-group {
display: flex;
flex-direction: column;
}
.rp-input-group label {
font-size: 14px;
font-weight: 600;
margin-bottom: 5px;
color: #555;
}
.rp-input-group input, .rp-input-group select {
padding: 10px;
border: 1px solid #ccc;
border-radius: 4px;
font-size: 16px;
}
.rp-input-group input:focus {
border-color: #3498db;
outline: none;
}
.rp-section-title {
grid-column: 1 / -1;
font-size: 18px;
font-weight: bold;
color: #34495e;
margin-top: 15px;
border-bottom: 2px solid #ddd;
padding-bottom: 5px;
}
.rp-calc-btn {
grid-column: 1 / -1;
background-color: #27ae60;
color: white;
padding: 15px;
border: none;
border-radius: 5px;
font-size: 18px;
font-weight: bold;
cursor: pointer;
margin-top: 20px;
transition: background-color 0.3s;
}
.rp-calc-btn:hover {
background-color: #219150;
}
.rp-result-section {
margin-top: 30px;
background: #fff;
padding: 20px;
border-radius: 8px;
box-shadow: 0 2px 5px rgba(0,0,0,0.1);
display: none;
}
.rp-result-grid {
display: grid;
grid-template-columns: repeat(3, 1fr);
gap: 15px;
margin-bottom: 20px;
}
@media (max-width: 600px) {
.rp-result-grid {
grid-template-columns: 1fr;
}
}
.rp-metric-box {
background: #f0f4f8;
padding: 15px;
border-radius: 6px;
text-align: center;
}
.rp-metric-label {
font-size: 13px;
color: #7f8c8d;
text-transform: uppercase;
letter-spacing: 1px;
}
.rp-metric-value {
font-size: 24px;
font-weight: 800;
color: #2c3e50;
margin-top: 5px;
}
.rp-metric-value.positive { color: #27ae60; }
.rp-metric-value.negative { color: #c0392b; }
.rp-breakdown {
border-top: 1px solid #eee;
padding-top: 15px;
}
.rp-row {
display: flex;
justify-content: space-between;
padding: 8px 0;
border-bottom: 1px solid #f5f5f5;
}
.rp-row strong {
color: #2c3e50;
}
.rp-article-content {
max-width: 800px;
margin: 40px auto;
line-height: 1.6;
color: #444;
font-family: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
}
.rp-article-content h2, .rp-article-content h3 {
color: #2c3e50;
}
.rp-article-content p {
margin-bottom: 15px;
}
.rp-article-content ul {
margin-bottom: 20px;
padding-left: 20px;
}
.rp-article-content li {
margin-bottom: 8px;
}
Rental Property Cash Flow Calculator
Monthly Breakdown
Gross Monthly Income:
$0
Principal & Interest:
$0
Operating Expenses:
$0
Total Monthly Outflow:
$0
function calculateRentalROI() {
// Get Inputs
var price = parseFloat(document.getElementById('rp_purchase_price').value) || 0;
var closingCosts = parseFloat(document.getElementById('rp_closing_costs').value) || 0;
var downPercent = parseFloat(document.getElementById('rp_down_payment_percent').value) || 0;
var interestRate = parseFloat(document.getElementById('rp_interest_rate').value) || 0;
var years = parseFloat(document.getElementById('rp_loan_term').value) || 30;
var monthlyRent = parseFloat(document.getElementById('rp_monthly_rent').value) || 0;
var propertyTaxAnnual = parseFloat(document.getElementById('rp_property_tax').value) || 0;
var insuranceAnnual = parseFloat(document.getElementById('rp_insurance').value) || 0;
var hoaMonthly = parseFloat(document.getElementById('rp_hoa').value) || 0;
var maintenancePercent = parseFloat(document.getElementById('rp_maintenance').value) || 0;
var vacancyPercent = parseFloat(document.getElementById('rp_vacancy').value) || 0;
var managementPercent = parseFloat(document.getElementById('rp_management').value) || 0;
// Calculations – Initial Investment
var downPaymentAmount = price * (downPercent / 100);
var loanAmount = price – downPaymentAmount;
var totalCashInvested = downPaymentAmount + closingCosts;
// Calculations – Mortgage
var monthlyRate = (interestRate / 100) / 12;
var numberOfPayments = years * 12;
var monthlyMortgage = 0;
if (interestRate === 0) {
monthlyMortgage = loanAmount / numberOfPayments;
} else {
monthlyMortgage = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numberOfPayments)) / (Math.pow(1 + monthlyRate, numberOfPayments) – 1);
}
if (isNaN(monthlyMortgage)) monthlyMortgage = 0;
// Calculations – Monthly Expenses
var maintenanceCost = monthlyRent * (maintenancePercent / 100);
var vacancyCost = monthlyRent * (vacancyPercent / 100);
var managementCost = monthlyRent * (managementPercent / 100);
var monthlyTax = propertyTaxAnnual / 12;
var monthlyInsurance = insuranceAnnual / 12;
var totalOperatingExpenses = monthlyTax + monthlyInsurance + hoaMonthly + maintenanceCost + vacancyCost + managementCost;
var totalMonthlyOutflow = monthlyMortgage + totalOperatingExpenses;
// Calculations – Metrics
var monthlyCashFlow = monthlyRent – totalMonthlyOutflow;
var annualCashFlow = monthlyCashFlow * 12;
var annualNOI = (monthlyRent * 12) – (totalOperatingExpenses * 12); // NOI excludes debt service
var cashOnCash = 0;
if (totalCashInvested > 0) {
cashOnCash = (annualCashFlow / totalCashInvested) * 100;
}
var capRate = 0;
if (price > 0) {
capRate = (annualNOI / price) * 100;
}
// Display Results
document.getElementById('rp_result_section').style.display = 'block';
var cashFlowEl = document.getElementById('rp_monthly_cashflow');
cashFlowEl.innerText = formatCurrency(monthlyCashFlow);
cashFlowEl.className = 'rp-metric-value ' + (monthlyCashFlow >= 0 ? 'positive' : 'negative');
var cocEl = document.getElementById('rp_coc_roi');
cocEl.innerText = formatNumber(cashOnCash) + "%";
cocEl.className = 'rp-metric-value ' + (cashOnCash >= 0 ? 'positive' : 'negative');
document.getElementById('rp_cap_rate').innerText = formatNumber(capRate) + "%";
document.getElementById('rp_disp_income').innerText = formatCurrency(monthlyRent);
document.getElementById('rp_disp_mortgage').innerText = formatCurrency(monthlyMortgage);
document.getElementById('rp_disp_expenses').innerText = formatCurrency(totalOperatingExpenses);
document.getElementById('rp_disp_total_outflow').innerText = formatCurrency(totalMonthlyOutflow);
}
function formatCurrency(num) {
return '$' + num.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
}
function formatNumber(num) {
return num.toLocaleString('en-US', {minimumFractionDigits: 2, maximumFractionDigits: 2});
}
How to Analyze a Rental Property Investment
Investing in real estate is a powerful way to build wealth, but simply buying a property and renting it out doesn't guarantee a profit. To succeed, investors must analyze the numbers rigorously. This Rental Property Cash Flow Calculator helps you determine if a potential deal is an asset or a liability.
Key Metrics Explained
1. Monthly Cash Flow
Cash flow is the net amount of money moving in or out of the investment each month. It is calculated by taking the total income (rent + other income) and subtracting all expenses, including the mortgage payment, taxes, insurance, and maintenance reserves. Positive cash flow means the property pays for itself and generates income; negative cash flow means you are paying out of pocket to hold the property.
2. Cash on Cash Return (CoC ROI)
This metric measures the annual return on the actual cash you invested, rather than the total purchase price. It provides a clearer picture of your money's performance compared to alternative investments like the stock market. A common target for investors is 8-12%, though this varies by market.
Formula: (Annual Cash Flow / Total Cash Invested) × 100
3. Cap Rate (Capitalization Rate)
The Cap Rate measures a property's natural rate of return assuming you paid all cash (no loan). It is useful for comparing the profitability of different properties regardless of how they are financed. A higher cap rate generally implies higher risk or a better deal, while a lower cap rate is common in stable, high-demand areas.
Formula: (Net Operating Income / Current Market Value) × 100
Hidden Expenses to Watch For
New investors often overestimate profit by ignoring non-monthly expenses. This calculator includes inputs for:
- Vacancy Rate: Properties won't be rented 100% of the time. Setting aside 5-10% of rent helps cover months when the unit is empty.
- Maintenance & Repairs: Roofs leak and toilets break. Allocating 5-10% ensures you have funds for repairs without disrupting your cash flow.
- Property Management: If you don't plan to be a landlord yourself, expect to pay a property manager 8-12% of the monthly rent.
Interpreting Your Results
If your calculation shows negative cash flow, reconsider the deal. You might need to negotiate a lower purchase price, find a way to increase rent, or put down a larger down payment to reduce the mortgage service. Remember, a successful rental property is purchased based on logic and numbers, not emotion.