Rental Property Cash Flow Calculator
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Rental Property Cash Flow Calculator
Financial Analysis
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Cash on Cash Return
0.00%
Cap Rate
$0.00
Total Monthly Expenses
$0.00
Monthly Mortgage (P&I)
$0.00
Monthly NOI
$0.00
Annual Cash Flow
How to Analyze a Rental Property Investment
Investing in real estate is a powerful way to build wealth, but simply buying a property doesn't guarantee a profit. Successful real estate investors rely on accurate math to determine if a specific property will generate positive cash flow or become a financial burden. This Rental Property Cash Flow Calculator helps you crunch the numbers instantly.
Key Metrics Explained
When evaluating a rental deal, there are three primary metrics you should understand:
- Cash Flow: This is your profit after all expenses, including the mortgage, are paid. Positive cash flow means the property puts money in your pocket every month. It is calculated as: Total Income – Total Expenses.
- Cash on Cash Return (CoC): This measures the return on the actual cash you invested (down payment + closing costs). It is crucial for comparing real estate returns against other investments like stocks. Formula: Annual Cash Flow / Total Cash Invested.
- Cap Rate (Capitalization Rate): This metric evaluates the profitability of a property regardless of how it is financed. It helps compare the inherent value of different properties. Formula: Net Operating Income (NOI) / Purchase Price.
Understanding Expenses
Many new investors underestimate expenses. Beyond the mortgage payment, you must account for:
- Vacancy: Properties won't be rented 365 days a year. Allocating 5-10% of rent for vacancy is a standard safety net.
- Maintenance & Repairs: Even new homes break. Set aside 5-10% of monthly rent to cover future repairs like water heaters, painting, or roof patches.
- Management Fees: If you hire a property manager, they typically charge 8-12% of the monthly rent. If you self-manage, this is 0%, but costs you time.
What is a "Good" Return?
While targets vary by investor and market, a common benchmark for Cash on Cash Return is 8-12%. For Cash Flow, many investors look for at least $100-$200 per door per month in profit. Using this calculator allows you to stress-test your assumptions before making an offer.
function calculateRental() {
// 1. Get Inputs
var purchasePrice = parseFloat(document.getElementById('purchasePrice').value) || 0;
var downPayment = parseFloat(document.getElementById('downPayment').value) || 0;
var interestRate = parseFloat(document.getElementById('interestRate').value) || 0;
var loanTerm = parseFloat(document.getElementById('loanTerm').value) || 0;
var monthlyRent = parseFloat(document.getElementById('monthlyRent').value) || 0;
var propertyTaxYear = parseFloat(document.getElementById('propertyTax').value) || 0;
var insuranceYear = parseFloat(document.getElementById('insurance').value) || 0;
var vacancyRate = parseFloat(document.getElementById('vacancyRate').value) || 0;
var maintenanceRate = parseFloat(document.getElementById('maintenance').value) || 0;
var managementRate = parseFloat(document.getElementById('managementFee').value) || 0;
// 2. Calculate Loan Details
var loanAmount = purchasePrice – downPayment;
var monthlyMortgage = 0;
if (loanAmount > 0 && interestRate > 0 && loanTerm > 0) {
var monthlyRate = (interestRate / 100) / 12;
var numberOfPayments = loanTerm * 12;
monthlyMortgage = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numberOfPayments)) / (Math.pow(1 + monthlyRate, numberOfPayments) – 1);
} else if (loanAmount > 0 && interestRate === 0) {
monthlyMortgage = loanAmount / (loanTerm * 12);
}
// 3. Calculate Monthly Operating Expenses
var monthlyTax = propertyTaxYear / 12;
var monthlyInsurance = insuranceYear / 12;
var vacancyCost = monthlyRent * (vacancyRate / 100);
var maintenanceCost = monthlyRent * (maintenanceRate / 100);
var managementCost = monthlyRent * (managementRate / 100);
var totalOperatingExpenses = monthlyTax + monthlyInsurance + vacancyCost + maintenanceCost + managementCost;
var totalExpenses = totalOperatingExpenses + monthlyMortgage;
// 4. Calculate Key Metrics
var monthlyNOI = monthlyRent – totalOperatingExpenses; // Net Operating Income (before debt service)
var monthlyCashFlow = monthlyNOI – monthlyMortgage;
var annualCashFlow = monthlyCashFlow * 12;
var annualNOI = monthlyNOI * 12;
// Cash on Cash Return
// Assuming Total Cash Invested is just Down Payment for simplicity (could add closing costs input)
var totalCashInvested = downPayment;
var cocReturn = 0;
if (totalCashInvested > 0) {
cocReturn = (annualCashFlow / totalCashInvested) * 100;
} else if (totalCashInvested === 0 && annualCashFlow > 0) {
cocReturn = Infinity; // Infinite return if no money down
}
// Cap Rate
var capRate = 0;
if (purchasePrice > 0) {
capRate = (annualNOI / purchasePrice) * 100;
}
// 5. Update UI
document.getElementById('monthlyCashFlow').innerText = formatCurrency(monthlyCashFlow);
document.getElementById('monthlyCashFlow').style.color = monthlyCashFlow >= 0 ? 'var(–accent-color)' : '#c0392b';
document.getElementById('cocReturn').innerText = formatNumber(cocReturn) + "%";
document.getElementById('cocReturn').classList.toggle('negative', cocReturn < 0);
document.getElementById('capRate').innerText = formatNumber(capRate) + "%";
document.getElementById('monthlyExpenses').innerText = formatCurrency(totalExpenses);
document.getElementById('monthlyMortgage').innerText = formatCurrency(monthlyMortgage);
document.getElementById('noi').innerText = formatCurrency(monthlyNOI);
document.getElementById('annualCashFlow').innerText = formatCurrency(annualCashFlow);
document.getElementById('annualCashFlow').classList.toggle('negative', annualCashFlow < 0);
}
function formatCurrency(num) {
return new Intl.NumberFormat('en-US', { style: 'currency', currency: 'USD' }).format(num);
}
function formatNumber(num) {
return num.toFixed(2);
}
// Initial Calculation on Load
window.onload = function() {
calculateRental();
};