.calc-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.calc-col { display: flex; flex-direction: column; gap: 15px; }
.form-group { margin-bottom: 10px; }
.form-group label { display: block; margin-bottom: 5px; font-weight: 600; color: #333; font-size: 14px; }
.form-group input { width: 100%; padding: 10px; border: 1px solid #ccc; border-radius: 4px; box-sizing: border-box; font-size: 16px; }
.form-group .input-wrapper { position: relative; }
.form-group .suffix { position: absolute; right: 10px; top: 10px; color: #666; }
.calc-btn { grid-column: 1 / -1; background: #0073aa; color: white; border: none; padding: 15px; font-size: 18px; font-weight: bold; border-radius: 4px; cursor: pointer; transition: background 0.3s; margin-top: 10px; }
.calc-btn:hover { background: #005177; }
.results-box { grid-column: 1 / -1; background: #fff; border: 1px solid #e5e5e5; padding: 20px; border-radius: 4px; margin-top: 20px; display: none; }
.result-row { display: flex; justify-content: space-between; padding: 10px 0; border-bottom: 1px solid #eee; }
.result-row:last-child { border-bottom: none; }
.result-label { color: #555; }
.result-value { font-weight: bold; color: #333; }
.highlight-result { font-size: 1.2em; color: #2ecc71; }
.highlight-result.negative { color: #e74c3c; }
@media (max-width: 600px) { .calc-grid { grid-template-columns: 1fr; } }
function calculateRental() {
// Get inputs
var price = parseFloat(document.getElementById('propPrice').value) || 0;
var downPercent = parseFloat(document.getElementById('downPaymentPercent').value) || 0;
var interestRate = parseFloat(document.getElementById('interestRate').value) || 0;
var termYears = parseFloat(document.getElementById('loanTerm').value) || 0;
var closingCosts = parseFloat(document.getElementById('closingCosts').value) || 0;
var monthlyRent = parseFloat(document.getElementById('monthlyRent').value) || 0;
var annualTax = parseFloat(document.getElementById('propertyTax').value) || 0;
var annualIns = parseFloat(document.getElementById('homeInsurance').value) || 0;
var monthlyHOA = parseFloat(document.getElementById('hoaFees').value) || 0;
var monthlyMaint = parseFloat(document.getElementById('maintenance').value) || 0;
var vacancyRate = parseFloat(document.getElementById('vacancyRate').value) || 0;
// Calculations
var downPayment = price * (downPercent / 100);
var loanAmount = price – downPayment;
var totalInitialCash = downPayment + closingCosts;
// Mortgage Calculation
var monthlyRate = (interestRate / 100) / 12;
var numPayments = termYears * 12;
var monthlyMortgage = 0;
if (interestRate > 0) {
monthlyMortgage = (loanAmount * monthlyRate * Math.pow(1 + monthlyRate, numPayments)) / (Math.pow(1 + monthlyRate, numPayments) – 1);
} else {
monthlyMortgage = loanAmount / numPayments;
}
// Expenses
var vacancyCost = monthlyRent * (vacancyRate / 100);
var monthlyTax = annualTax / 12;
var monthlyIns = annualIns / 12;
var totalMonthlyExpenses = monthlyMortgage + monthlyTax + monthlyIns + monthlyHOA + monthlyMaint + vacancyCost;
var operatingExpenses = monthlyTax + monthlyIns + monthlyHOA + monthlyMaint + vacancyCost; // Excluding debt service for NOI
// Cash Flow
var monthlyCashFlow = monthlyRent – totalMonthlyExpenses;
var annualCashFlow = monthlyCashFlow * 12;
// Metrics
var annualNOI = (monthlyRent * 12) – (operatingExpenses * 12);
var capRate = (price > 0) ? (annualNOI / price) * 100 : 0;
var cocReturn = (totalInitialCash > 0) ? (annualCashFlow / totalInitialCash) * 100 : 0;
// Formatting
var formatter = new Intl.NumberFormat('en-US', { style: 'currency', currency: 'USD' });
document.getElementById('resMortgage').innerText = formatter.format(monthlyMortgage);
document.getElementById('resExpenses').innerText = formatter.format(totalMonthlyExpenses);
document.getElementById('resNOI').innerText = formatter.format(annualNOI);
var cashFlowEl = document.getElementById('resCashFlow');
cashFlowEl.innerText = formatter.format(monthlyCashFlow);
if (monthlyCashFlow >= 0) {
cashFlowEl.className = "result-value highlight-result";
} else {
cashFlowEl.className = "result-value highlight-result negative";
}
document.getElementById('resCapRate').innerText = capRate.toFixed(2) + "%";
document.getElementById('resCoC').innerText = cocReturn.toFixed(2) + "%";
// Show result
document.getElementById('resultBox').style.display = 'block';
}
Rental Property Cash Flow Calculator
Analyze your real estate investment potential by calculating monthly cash flow, cap rate, and cash-on-cash return.
Purchase Info
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%
Income & Expenses
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Investment Analysis
Monthly Mortgage (P&I):
$0.00
Total Monthly Expenses:
$0.00
Net Operating Income (NOI) / Year:
$0.00
Monthly Cash Flow:
$0.00
Cap Rate
0.00%
Cash on Cash Return
0.00%
Understanding Rental Property Cash Flow
Investing in real estate is one of the most reliable ways to build wealth, but the numbers must make sense before you sign the contract. This Rental Property Cash Flow Calculator helps investors analyze deals by accounting for income, operating expenses, and debt service.
What is Positive Cash Flow?
Positive Cash Flow occurs when a property's gross rental income exceeds all its expenses, including the mortgage, taxes, insurance, and maintenance. This is the "profit" you put in your pocket every month. If expenses exceed income, the property has negative cash flow, meaning you are losing money every month to hold the asset.
Key Metrics Explained
- Net Operating Income (NOI): This calculates the profitability of the property irrespective of the mortgage. It is equal to Total Revenue minus Operating Expenses (excluding mortgage payments).
- Cap Rate (Capitalization Rate): Calculated as
NOI / Purchase Price. This metric allows you to compare the profitability of different properties regardless of how they are financed. A higher cap rate generally indicates a better return (and potentially higher risk). - Cash-on-Cash Return: This measures the return on the actual cash you invested (Down Payment + Closing Costs). It is calculated as
Annual Pre-Tax Cash Flow / Total Cash Invested. This is often considered the most important metric for investors using leverage.
Estimating Expenses Correctly
A common mistake for new investors is underestimating expenses. Beyond the mortgage, ensure you account for:
- Vacancy: Properties will not be occupied 365 days a year. A 5-8% vacancy rate is a standard conservative estimate.
- Maintenance & CapEx: Even newly renovated homes need repairs. Budgeting 5-10% of rent for repairs ensures you aren't caught off guard by a broken water heater or roof leak.
- Property Management: If you hire a manager, expect to pay 8-10% of the monthly rent. Even if you self-manage, it's wise to factor this cost in to see if the deal still works if you decide to outsource later.
How to Interpret the Results
While every investor has different goals, a common benchmark for a "good" deal is:
- Cash Flow: At least $100-$200 per door per month (net).
- Cash-on-Cash Return: 8% to 12% or higher.
- Cap Rate: 5% to 10%, depending on the market area (lower cap rates are common in high-appreciation areas).
Use the calculator above to adjust your offer price or down payment to see how the numbers change to meet your investment criteria.