.calculator-container {
max-width: 800px;
margin: 0 auto;
font-family: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
color: #333;
line-height: 1.6;
}
.calc-box {
background: #f9fbfd;
border: 1px solid #e1e4e8;
border-radius: 8px;
padding: 30px;
box-shadow: 0 4px 6px rgba(0,0,0,0.05);
margin-bottom: 40px;
}
.calc-header {
text-align: center;
margin-bottom: 25px;
}
.calc-header h2 {
margin: 0;
color: #2c3e50;
font-size: 24px;
}
.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: 14px;
color: #555;
}
.input-group input {
width: 100%;
padding: 10px;
border: 1px solid #ccc;
border-radius: 4px;
font-size: 16px;
box-sizing: border-box;
}
.input-group input:focus {
border-color: #27ae60;
outline: none;
box-shadow: 0 0 0 2px rgba(39, 174, 96, 0.2);
}
.section-title {
grid-column: 1 / -1;
font-size: 18px;
color: #27ae60;
border-bottom: 2px solid #27ae60;
padding-bottom: 5px;
margin-top: 10px;
margin-bottom: 10px;
font-weight: bold;
}
.calc-btn {
display: block;
width: 100%;
background-color: #27ae60;
color: white;
border: none;
padding: 15px;
font-size: 18px;
font-weight: bold;
border-radius: 4px;
cursor: pointer;
transition: background-color 0.2s;
margin-top: 20px;
}
.calc-btn:hover {
background-color: #219150;
}
.results-box {
background: #fff;
border: 1px solid #ddd;
border-radius: 6px;
padding: 20px;
margin-top: 25px;
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 {
font-weight: 500;
}
.result-value {
font-weight: bold;
font-size: 18px;
}
.final-result {
background-color: #e8f8f5;
padding: 15px;
border-radius: 4px;
margin-top: 15px;
text-align: center;
}
.final-result .result-label {
font-size: 16px;
color: #27ae60;
display: block;
}
.final-result .result-value {
font-size: 32px;
color: #27ae60;
display: block;
margin-top: 5px;
}
.negative-flow {
color: #c0392b !important;
background-color: #fdedec !important;
}
.seo-content {
margin-top: 50px;
padding-top: 20px;
border-top: 1px solid #eee;
}
.seo-content h2 {
color: #2c3e50;
margin-top: 30px;
}
.seo-content p {
color: #555;
margin-bottom: 15px;
}
.seo-content ul {
margin-bottom: 20px;
color: #555;
}
.seo-content li {
margin-bottom: 8px;
}
function calculateCashFlow() {
// 1. Get Inputs (using var as requested)
var rent = parseFloat(document.getElementById("monthlyRent").value) || 0;
var otherInc = parseFloat(document.getElementById("otherIncome").value) || 0;
var mortgage = parseFloat(document.getElementById("mortgagePayment").value) || 0;
var tax = parseFloat(document.getElementById("propertyTax").value) || 0;
var insurance = parseFloat(document.getElementById("insurance").value) || 0;
var hoa = parseFloat(document.getElementById("hoaFee").value) || 0;
var vacancyPct = parseFloat(document.getElementById("vacancyRate").value) || 0;
var repairsPct = parseFloat(document.getElementById("repairsRate").value) || 0;
var capexPct = parseFloat(document.getElementById("capexRate").value) || 0;
var mgmtPct = parseFloat(document.getElementById("managementRate").value) || 0;
// 2. Calculate Income
var totalIncome = rent + otherInc;
// 3. Calculate Variable Expenses (based on Rent)
var vacancyCost = rent * (vacancyPct / 100);
var repairsCost = rent * (repairsPct / 100);
var capexCost = rent * (capexPct / 100);
var mgmtCost = rent * (mgmtPct / 100);
// 4. Calculate Totals
var totalVariableExpenses = vacancyCost + repairsCost + capexCost + mgmtCost;
var totalFixedOperatingExpenses = tax + insurance + hoa;
var operatingExpenses = totalVariableExpenses + totalFixedOperatingExpenses;
var netOperatingIncome = totalIncome – operatingExpenses;
var totalExpenses = operatingExpenses + mortgage;
var monthlyCashFlow = totalIncome – totalExpenses;
var annualCashFlow = monthlyCashFlow * 12;
// 5. Display Results
var currencyFormatter = new Intl.NumberFormat('en-US', {
style: 'currency',
currency: 'USD',
minimumFractionDigits: 2
});
document.getElementById("resTotalIncome").innerText = currencyFormatter.format(totalIncome);
document.getElementById("resOperatingExp").innerText = currencyFormatter.format(operatingExpenses);
document.getElementById("resNOI").innerText = currencyFormatter.format(netOperatingIncome);
document.getElementById("resTotalExp").innerText = currencyFormatter.format(totalExpenses);
document.getElementById("resCashFlow").innerText = currencyFormatter.format(monthlyCashFlow);
document.getElementById("resAnnualCashFlow").innerText = currencyFormatter.format(annualCashFlow);
// 6. Styling updates based on positive/negative flow
var flowBox = document.getElementById("cashFlowBox");
var flowText = document.getElementById("resCashFlow");
if (monthlyCashFlow < 0) {
flowBox.style.backgroundColor = "#fdedec";
flowText.style.color = "#c0392b";
document.querySelector("#cashFlowBox .result-label").style.color = "#c0392b";
} else {
flowBox.style.backgroundColor = "#e8f8f5";
flowText.style.color = "#27ae60";
document.querySelector("#cashFlowBox .result-label").style.color = "#27ae60";
}
// Show results div
document.getElementById("results").style.display = "block";
}
Rental Property Cash Flow Calculator
Determine the monthly profitability of your real estate investment.
1. Monthly Income
2. Fixed Monthly Expenses
3. Variable Expenses (Estimates)
Total Monthly Income:
$0.00
Operating Expenses (excl. Mortgage):
$0.00
Net Operating Income (NOI):
$0.00
Total Monthly Expenses (incl. Mortgage):
$0.00
Estimated Monthly Cash Flow
$0.00
Annual Cash Flow: $0.00
Understanding Rental Property Cash Flow
Cash flow is the lifeblood of any real estate investment. Put simply, it is the money left over after all of your property's expenses are paid by the rental income. A positive cash flow means the property is putting money into your pocket every month, while a negative cash flow means you are paying out of pocket to hold the asset.
How is Cash Flow Calculated?
The formula for calculating rental property cash flow is straightforward, but it requires accuracy regarding expenses. The basic formula is:
Cash Flow = Gross Rental Income – Total Expenses
However, "Total Expenses" includes both fixed costs and variable estimates:
- Gross Income: Rent plus any additional income (laundry, parking, storage).
- Operating Expenses: Taxes, insurance, HOA fees, utilities, and management fees.
- Debt Service: Your monthly mortgage principal and interest payment.
- Reserves: Money set aside for vacancy, repairs, and Capital Expenditures (CapEx) like replacing a roof or HVAC system.
Why the "50% Rule" is Often Wrong
Many novice investors use the "50% Rule," assuming that 50% of rent will go to expenses (excluding the mortgage). While this is a quick heuristic for screening, it is not accurate enough for a purchase decision. Using a detailed calculator like the one above allows you to input specific tax rates, HOA fees, and insurance premiums to get a true picture of the investment's performance.
What is a Good Cash Flow?
A "good" cash flow varies by market and strategy. Many investors aim for $100–$200 per door per month in pure profit after all expenses and reserves. However, in high-appreciation markets, investors might accept lower monthly cash flow in exchange for long-term equity growth. Conversely, in stable, low-appreciation markets, investors typically demand higher monthly cash flow yields.
Improving Your Cash Flow
If your calculation shows negative or low cash flow, consider these strategies:
- Raise Rent: Ensure your rent matches current market rates.
- Decrease Expenses: Shop for cheaper insurance or challenge your property tax assessment.
- Refinance: If interest rates have dropped, refinancing can lower your monthly mortgage payment.
- Add Revenue Streams: Add coin-operated laundry, vending machines, or rent out storage space (garages/sheds) separately.