.calc-row { display: flex; flex-wrap: wrap; gap: 20px; margin-bottom: 15px; }
.calc-col { flex: 1; min-width: 250px; }
.calc-label { display: block; margin-bottom: 5px; font-weight: 600; color: #333; }
.calc-input { width: 100%; padding: 10px; border: 1px solid #ddd; border-radius: 4px; font-size: 16px; box-sizing: border-box; }
.calc-input:focus { border-color: #2c3e50; outline: none; }
.calc-btn { width: 100%; padding: 15px; background-color: #2c3e50; color: white; border: none; border-radius: 4px; font-size: 18px; font-weight: bold; cursor: pointer; transition: background 0.3s; margin-top: 10px; }
.calc-btn:hover { background-color: #1a252f; }
.calc-results { margin-top: 30px; background-color: white; padding: 20px; border-radius: 4px; border-left: 5px solid #27ae60; 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; }
.positive { color: #27ae60; }
.negative { color: #c0392b; }
.article-content { margin-top: 50px; line-height: 1.6; color: #444; }
.article-content h2 { color: #2c3e50; margin-top: 30px; }
.article-content ul { padding-left: 20px; }
.article-content li { margin-bottom: 10px; }
function calculateCashFlow() {
// Get inputs
var price = parseFloat(document.getElementById('prop_price').value) || 0;
var down = parseFloat(document.getElementById('prop_down').value) || 0;
var rate = parseFloat(document.getElementById('prop_rate').value) || 0;
var term = parseFloat(document.getElementById('prop_term').value) || 0;
var rent = parseFloat(document.getElementById('prop_rent').value) || 0;
var vacancyRate = parseFloat(document.getElementById('prop_vacancy').value) || 0;
var taxYearly = parseFloat(document.getElementById('prop_tax').value) || 0;
var insYearly = parseFloat(document.getElementById('prop_insurance').value) || 0;
var maintRate = parseFloat(document.getElementById('prop_maint').value) || 0;
var hoaMonthly = parseFloat(document.getElementById('prop_hoa').value) || 0;
// Calculations
var loanAmount = price – down;
var monthlyRate = (rate / 100) / 12;
var numPayments = term * 12;
// Mortgage Calculation (Principal + Interest)
var monthlyMortgage = 0;
if (rate > 0 && term > 0) {
monthlyMortgage = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numPayments)) / (Math.pow(1 + monthlyRate, numPayments) – 1);
}
// Monthly Expense Calculations
var monthlyTax = taxYearly / 12;
var monthlyIns = insYearly / 12;
var monthlyVacancyCost = rent * (vacancyRate / 100);
var monthlyMaintCost = rent * (maintRate / 100);
var totalOperatingExpenses = monthlyTax + monthlyIns + monthlyVacancyCost + monthlyMaintCost + hoaMonthly;
var totalExpensesWithMortgage = totalOperatingExpenses + monthlyMortgage;
// Cash Flow
var monthlyCashFlow = rent – totalExpensesWithMortgage;
var annualCashFlow = monthlyCashFlow * 12;
// ROI Metrics
var annualNOI = (rent * 12) – (totalOperatingExpenses * 12);
var capRate = (price > 0) ? (annualNOI / price) * 100 : 0;
var cocReturn = (down > 0) ? (annualCashFlow / down) * 100 : 0;
// Display Results
document.getElementById('results_box').style.display = 'block';
// Formatting helper
var fmtMoney = new Intl.NumberFormat('en-US', { style: 'currency', currency: 'USD' });
var fmtPct = new Intl.NumberFormat('en-US', { maximumFractionDigits: 2 });
document.getElementById('res_gross_rent').innerText = fmtMoney.format(rent);
document.getElementById('res_mortgage').innerText = fmtMoney.format(monthlyMortgage);
document.getElementById('res_expenses').innerText = fmtMoney.format(totalOperatingExpenses);
var cashFlowEl = document.getElementById('res_cashflow');
cashFlowEl.innerText = fmtMoney.format(monthlyCashFlow);
cashFlowEl.className = 'result-value ' + (monthlyCashFlow >= 0 ? 'positive' : 'negative');
document.getElementById('res_noi').innerText = fmtMoney.format(annualNOI);
document.getElementById('res_cap_rate').innerText = fmtPct.format(capRate) + '%';
var cocEl = document.getElementById('res_coc');
cocEl.innerText = fmtPct.format(cocReturn) + '%';
cocEl.className = 'result-value ' + (cocReturn >= 0 ? 'positive' : 'negative');
}
Rental Property Cash Flow Calculator
Operating Expenses
Monthly Breakdown
Gross Rent:
Principal & Interest (Mortgage):
Total Operating Expenses:
Net Monthly Cash Flow:
Annual Returns
Net Operating Income (NOI):
Cap Rate:
Cash on Cash Return:
Understanding Your Rental Property Cash Flow
Investing in real estate is a powerful way to build wealth, but the difference between a successful investment and a financial burden often comes down to the numbers. This Rental Property Cash Flow Calculator is designed to help investors accurately project the profitability of a potential real estate purchase.
What is Rental Cash Flow?
Cash flow is the net amount of money left over after all expenses are paid. It is calculated by subtracting your total monthly expenses (mortgage, taxes, insurance, maintenance, vacancy reserves) from your total monthly rental income. Positive cash flow means the property is putting money in your pocket every month, while negative cash flow means you are paying out of pocket to hold the asset.
Key Metrics Explained
- NOI (Net Operating Income): This measures the profitability of the property before adding in financing costs. It is calculated as Gross Income – Operating Expenses. It helps you compare the profitability of properties regardless of how they are financed.
- Cap Rate (Capitalization Rate): Calculated as NOI / Purchase Price. The Cap Rate represents the natural rate of return on the property if you paid cash. A higher Cap Rate generally indicates a better return, though often comes with higher risk.
- Cash on Cash Return: This is arguably the most important metric for investors using leverage. It measures the annual cash flow relative to the actual cash you invested (down payment). Calculated as Annual Cash Flow / Total Cash Invested, it tells you how hard your specific dollars are working for you.
How to Estimate Expenses
One common mistake new investors make is underestimating expenses. Always account for:
- Vacancy: Properties won't be rented 100% of the time. A conservative estimate is 5-8% (about 2-4 weeks per year).
- Maintenance: Even new homes need repairs. Setting aside 5-10% of rent for repairs and CapEx (Capital Expenditures like roofs and HVAC) is prudent.
- Property Management: Even if you plan to self-manage, it is wise to factor in a 10% management fee to ensure the deal still works if you decide to hire a professional later.
Use this calculator to adjust your purchase price offer, down payment amount, or rental expectations to find a deal that meets your financial goals.