Rental Property Cash Flow Calculator
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Analysis Results
Cash on Cash Return
0.00%
Net Operating Income (NOI)
$0.00/mo
Total Cash Invested
$0.00
Understanding Rental Property Cash Flow Analysis
Investing in real estate is one of the most reliable ways to build wealth, but simply buying a property and renting it out doesn't guarantee profit. To ensure a successful investment, you must accurately calculate the numbers. This Rental Property Calculator is designed to help investors evaluate the potential profitability of a residential rental property by analyzing cash flow, Cap Rate, and Cash on Cash Return.
What is Monthly Cash Flow?
Cash flow is the net amount of cash moving in and out of an investment. In real estate, it is calculated as:
Cash Flow = Total Rental Income – Total Expenses
Total expenses include your mortgage payment (principal and interest), taxes, insurance, HOA fees, and operational costs like vacancy reserves, maintenance, and property management fees. A positive cash flow means the property pays for itself and generates income, while negative cash flow means you are losing money every month.
Key Metrics Explained
- Cash on Cash Return (CoC): This measures the annual return on the actual cash you invested (down payment + closing costs). It is crucial for understanding how hard your money is working for you. A CoC of 8-12% is generally considered good.
- Cap Rate (Capitalization Rate): This metric evaluates the profitability of a property regardless of how it is financed. It is calculated by dividing the Net Operating Income (NOI) by the property's purchase price. It helps compare properties apples-to-apples.
- Net Operating Income (NOI): This is the total income generated by the property minus all operating expenses (excluding mortgage payments).
How to Use This Calculator
To get the most accurate results, ensure you are using realistic estimates for expenses:
- Vacancy Rate: Always account for times the property sits empty. 5-8% is a standard industry average (roughly 2-4 weeks per year).
- Maintenance: Even if a house is new, things break. Budgeting 5-10% of the rent for repairs ensures you aren't caught off guard by a broken water heater or roof leak.
- Management Fees: If you plan to hire a professional property manager, expect to pay between 8-12% of the monthly rent.
Use these insights to negotiate better deals, secure financing, and build a robust real estate portfolio.
function calculateRentalProperty() {
// 1. Get Input Values
var price = parseFloat(document.getElementById('purchasePrice').value) || 0;
var closingCosts = parseFloat(document.getElementById('closingCosts').value) || 0;
var downPercent = parseFloat(document.getElementById('downPaymentPercent').value) || 0;
var interestRate = parseFloat(document.getElementById('interestRate').value) || 0;
var loanTermYears = parseFloat(document.getElementById('loanTerm').value) || 0;
var rent = parseFloat(document.getElementById('monthlyRent').value) || 0;
var taxYearly = parseFloat(document.getElementById('propertyTax').value) || 0;
var insuranceYearly = parseFloat(document.getElementById('insurance').value) || 0;
var hoa = parseFloat(document.getElementById('hoa').value) || 0;
var maintPercent = parseFloat(document.getElementById('maintenance').value) || 0;
var vacancyPercent = parseFloat(document.getElementById('vacancy').value) || 0;
var mgmtPercent = parseFloat(document.getElementById('management').value) || 0;
// 2. Calculate Loan Details
var downPaymentAmount = price * (downPercent / 100);
var loanAmount = price – downPaymentAmount;
var totalCashInvested = downPaymentAmount + closingCosts;
// Mortgage Calculation (Monthly P&I)
var monthlyRate = (interestRate / 100) / 12;
var numberOfPayments = loanTermYears * 12;
var mortgagePayment = 0;
if (interestRate > 0) {
mortgagePayment = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numberOfPayments)) / (Math.pow(1 + monthlyRate, numberOfPayments) – 1);
} else {
mortgagePayment = loanAmount / numberOfPayments;
}
// 3. Calculate Monthly Operating Expenses
var taxMonthly = taxYearly / 12;
var insuranceMonthly = insuranceYearly / 12;
var vacancyCost = rent * (vacancyPercent / 100);
var maintenanceCost = rent * (maintPercent / 100);
var mgmtCost = rent * (mgmtPercent / 100);
var operatingExpenses = taxMonthly + insuranceMonthly + hoa + vacancyCost + maintenanceCost + mgmtCost;
var totalMonthlyExpenses = operatingExpenses + mortgagePayment;
// 4. Calculate Key Metrics
var monthlyCashFlow = rent – totalMonthlyExpenses;
var annualCashFlow = monthlyCashFlow * 12;
var cashOnCash = 0;
if (totalCashInvested > 0) {
cashOnCash = (annualCashFlow / totalCashInvested) * 100;
}
var noiMonthly = rent – operatingExpenses;
var noiAnnual = noiMonthly * 12;
var capRate = 0;
if (price > 0) {
capRate = (noiAnnual / price) * 100;
}
// 5. Update UI
var resCashFlow = document.getElementById('resCashFlow');
resCashFlow.innerText = "$" + formatMoney(monthlyCashFlow);
if(monthlyCashFlow >= 0) {
resCashFlow.className = "result-value positive";
} else {
resCashFlow.className = "result-value negative";
}
document.getElementById('resCoC').innerText = cashOnCash.toFixed(2) + "%";
document.getElementById('resCapRate').innerText = capRate.toFixed(2) + "%";
document.getElementById('resExpenses').innerText = "$" + formatMoney(totalMonthlyExpenses);
document.getElementById('resNOI').innerText = "$" + formatMoney(noiMonthly) + "/mo";
document.getElementById('resInvested').innerText = "$" + formatMoney(totalCashInvested);
// Show results section
document.getElementById('results').style.display = "block";
}
function formatMoney(number) {
return number.toLocaleString('en-US', { minimumFractionDigits: 2, maximumFractionDigits: 2 });
}