.calc-wrapper {
max-width: 800px;
margin: 0 auto;
font-family: 'Segoe UI', Tahoma, Geneva, Verdana, sans-serif;
color: #333;
line-height: 1.6;
}
.calculator-box {
background: #f9f9f9;
padding: 30px;
border-radius: 8px;
box-shadow: 0 4px 15px rgba(0,0,0,0.1);
margin-bottom: 40px;
border: 1px solid #e0e0e0;
}
.calc-header {
text-align: center;
margin-bottom: 25px;
color: #2c3e50;
}
.input-grid {
display: grid;
grid-template-columns: 1fr 1fr;
gap: 20px;
}
@media (max-width: 600px) {
.input-grid {
grid-template-columns: 1fr;
}
}
.input-group {
margin-bottom: 15px;
}
.input-group label {
display: block;
margin-bottom: 5px;
font-weight: 600;
font-size: 0.9em;
color: #555;
}
.input-group input {
width: 100%;
padding: 10px;
border: 1px solid #ddd;
border-radius: 4px;
font-size: 16px;
box-sizing: border-box;
}
.input-group input:focus {
border-color: #3498db;
outline: none;
box-shadow: 0 0 5px rgba(52,152,219,0.3);
}
.calc-btn {
width: 100%;
padding: 15px;
background-color: #27ae60;
color: white;
border: none;
border-radius: 5px;
font-size: 18px;
font-weight: bold;
cursor: pointer;
transition: background 0.3s;
margin-top: 10px;
}
.calc-btn:hover {
background-color: #219150;
}
.results-section {
margin-top: 30px;
padding-top: 20px;
border-top: 2px solid #eee;
display: none;
}
.result-card {
background: #fff;
padding: 15px;
border-radius: 5px;
border-left: 5px solid #3498db;
margin-bottom: 15px;
box-shadow: 0 2px 5px rgba(0,0,0,0.05);
}
.result-card.positive {
border-left-color: #27ae60;
}
.result-card.negative {
border-left-color: #e74c3c;
}
.result-label {
font-size: 0.9em;
color: #7f8c8d;
text-transform: uppercase;
letter-spacing: 1px;
}
.result-value {
font-size: 1.8em;
font-weight: 700;
color: #2c3e50;
}
.article-content h2 {
color: #2c3e50;
margin-top: 30px;
border-bottom: 2px solid #3498db;
padding-bottom: 10px;
display: inline-block;
}
.article-content ul {
background: #f0f8ff;
padding: 20px 40px;
border-radius: 5px;
}
.article-content li {
margin-bottom: 10px;
}
function calculateRentalCashFlow() {
// 1. Get Input Values
var rentalIncome = parseFloat(document.getElementById('rentalIncome').value) || 0;
var otherIncome = parseFloat(document.getElementById('otherIncome').value) || 0;
var mortgagePayment = parseFloat(document.getElementById('mortgagePayment').value) || 0;
var propertyTax = parseFloat(document.getElementById('propertyTax').value) || 0;
var insurance = parseFloat(document.getElementById('insurance').value) || 0;
var hoaFees = parseFloat(document.getElementById('hoaFees').value) || 0;
var vacancyRate = parseFloat(document.getElementById('vacancyRate').value) || 0;
var repairsRate = parseFloat(document.getElementById('repairs').value) || 0;
var capexRate = parseFloat(document.getElementById('capex').value) || 0;
var managementRate = parseFloat(document.getElementById('managementFee').value) || 0;
// 2. Calculate Gross Monthly Income
var grossIncome = rentalIncome + otherIncome;
// 3. Calculate Variable Expenses based on Percentages of Rental Income
// Note: Usually percentages are taken from Rental Income, not Total Gross, but can vary. Standard is Rent.
var vacancyCost = rentalIncome * (vacancyRate / 100);
var repairsCost = rentalIncome * (repairsRate / 100);
var capexCost = rentalIncome * (capexRate / 100);
var managementCost = rentalIncome * (managementRate / 100);
// 4. Calculate Total Monthly Expenses
var fixedExpenses = propertyTax + insurance + hoaFees;
var variableExpenses = vacancyCost + repairsCost + capexCost + managementCost;
var totalOperatingExpenses = fixedExpenses + variableExpenses;
var totalExpensesWithMortgage = totalOperatingExpenses + mortgagePayment;
// 5. Calculate Metrics
var noi = grossIncome – totalOperatingExpenses; // Net Operating Income
var monthlyCashFlow = grossIncome – totalExpensesWithMortgage;
var yearlyCashFlow = monthlyCashFlow * 12;
// 6. Display Results
document.getElementById('monthlyCashFlowResult').innerHTML = formatCurrency(monthlyCashFlow);
document.getElementById('yearlyCashFlowResult').innerHTML = formatCurrency(yearlyCashFlow);
document.getElementById('totalExpensesResult').innerHTML = formatCurrency(totalExpensesWithMortgage);
document.getElementById('noiResult').innerHTML = formatCurrency(noi);
// 7. Styling based on positive/negative flow
var cashFlowCard = document.getElementById('cashFlowCard');
if (monthlyCashFlow >= 0) {
cashFlowCard.className = "result-card positive";
document.getElementById('monthlyCashFlowResult').style.color = "#27ae60";
} else {
cashFlowCard.className = "result-card negative";
document.getElementById('monthlyCashFlowResult').style.color = "#e74c3c";
}
// Show section
document.getElementById('resultsSection').style.display = "block";
}
function formatCurrency(num) {
return "$" + num.toFixed(2).replace(/\d(?=(\d{3})+\.)/g, '$&,');
}
Rental Property Cash Flow Calculator
Monthly Cash Flow
$0.00
Yearly Cash Flow
$0.00
Total Monthly Expenses
$0.00
Net Operating Income (NOI)
$0.00
*NOI excludes mortgage payments. Cash Flow includes mortgage payments.
Understanding Rental Property Cash Flow
Cash flow is the lifeblood of any rental property investment. It represents the money left over after all expenses have been paid from the monthly income the property generates. A positive cash flow indicates that your investment is generating profit, while a negative cash flow means you are losing money every month to hold the asset.
This Rental Property Cash Flow Calculator helps real estate investors analyze the potential profitability of a purchase. It accounts for not just the mortgage, but the "hidden" costs that often turn a good deal into a bad one, such as vacancy rates, capital expenditures (CapEx), and maintenance.
Key Metrics Explained
- Gross Income: The total money collected from rent and other sources (laundry, parking) before any expenses are deducted.
- Net Operating Income (NOI): Calculated as Gross Income minus Operating Expenses. Note that NOI does not include mortgage payments. This metric is crucial for determining the property's cap rate.
- Cash Flow: This is your actual profit. It is calculated as NOI minus debt service (mortgage principal and interest).
- Operating Expenses: Includes taxes, insurance, HOA fees, maintenance, management fees, and utilities paid by the landlord.
Why You Must Account for Variable Expenses
Novice investors often make the mistake of calculating cash flow by simply subtracting the mortgage from the rent (e.g., $2000 Rent – $1200 Mortgage = $800 Profit). This is dangerous math.
Real estate assets depreciate and break. Tenants move out. To get an accurate picture of your ROI, you must budget for:
- Vacancy (5-10%): No property is occupied 100% of the time. You need a buffer for turnover periods.
- Maintenance & Repairs (5-10%): Leaky faucets, broken windows, and painting.
- CapEx (5-10%): Big ticket items like a new roof, HVAC system, or water heater that happen infrequently but cost thousands.
- Property Management (8-12%): Even if you self-manage, you should account for this cost to value your own time or prepare for future outsourcing.
What is a "Good" Cash Flow?
While "good" is subjective, many investors aim for a specific dollar amount per door or a percentage return. A common benchmark for single-family homes is $100 to $200 per month in pure cash flow after all conservative expense estimates. Others prioritize Cash-on-Cash Return, aiming for 8-12% annually on the capital they actually invested (down payment + closing costs).
Use the calculator above to adjust your offer price or rental expectations to ensure your investment meets your financial goals.