Rental Property Cash Flow Calculator
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Rental Property Cash Flow Calculator
Financial Analysis
Cash on Cash Return
0.00%
Monthly Breakdown
-
Gross Rent:
$0
-
Mortgage (P&I):
-$0
-
Operating Expenses:
-$0
-
Net Operating Income (NOI):
$0/yr
Total Cash Invested: $0
Includes Down Payment. Does not include closing costs for simplicity.
Understanding Rental Property Cash Flow
Calculating cash flow is the most critical step in evaluating a real estate investment. A rental property cash flow calculator helps investors determine if a property will yield a profit after all expenses, mortgage payments, and reserves are accounted for. Unlike simple gross yield calculations, a detailed cash flow analysis reveals the true health of an investment.
Cash Flow
The net amount of money moving in or out of your investment each month. Positive cash flow means the property generates income; negative cash flow means it costs you money to hold.
Cash on Cash (CoC) Return
This metric calculates the cash income earned on the cash invested. It is calculated by dividing annual pre-tax cash flow by the total cash invested.
Cap Rate
The Capitalization Rate measures the natural rate of return on the investment property, independent of financing. It is calculated as Net Operating Income (NOI) divided by Purchase Price.
How the 1% Rule Relates to Cash Flow
Real estate investors often use the 1% Rule as a quick screening tool. This rule suggests that the monthly rent should be at least 1% of the purchase price. For example, a $250,000 home should rent for $2,500/month. While this rule is a good starting point, this calculator provides a much deeper analysis by factoring in specific expenses like vacancy, repairs, and management fees which drastically affect the final ROI.
Operating Expenses Explained
- Vacancy Rate: Properties are rarely occupied 100% of the time. We typically estimate 5-8% for vacancy to account for turnover periods.
- Maintenance & CapEx: Money must be set aside for routine repairs (leaky faucets) and Capital Expenditures (new roof, HVAC). A safe estimate is 10-15% of gross rent.
- Property Management: If you hire a professional manager, they typically charge 8-10% of the collected rent. Even if you self-manage, it is wise to factor this in as an "opportunity cost."
Real-World Example
Consider a property purchased for $200,000 with a 20% down payment ($40,000). If the property rents for $1,800/month, your mortgage might be around $1,000. However, after taxes ($250), insurance ($100), and setting aside 15% for vacancy and repairs ($270), your actual cash flow might only be $180/month. This calculator helps you see these hidden costs before you buy.
function calculateRental() {
// 1. Get Input Values
var price = parseFloat(document.getElementById('purchasePrice').value) || 0;
var downPercent = parseFloat(document.getElementById('downPayment').value) || 0;
var interestRate = parseFloat(document.getElementById('interestRate').value) || 0;
var years = parseFloat(document.getElementById('loanTerm').value) || 0;
var monthlyRent = parseFloat(document.getElementById('monthlyRent').value) || 0;
var annualTax = parseFloat(document.getElementById('propertyTax').value) || 0;
var annualInsurance = parseFloat(document.getElementById('insurance').value) || 0;
var vacancyPercent = parseFloat(document.getElementById('vacancyRate').value) || 0;
var maintenancePercent = parseFloat(document.getElementById('maintenanceRate').value) || 0;
var managementPercent = parseFloat(document.getElementById('managementFee').value) || 0;
// 2. Calculate Mortgage (P&I)
var downPaymentAmount = price * (downPercent / 100);
var loanAmount = price – downPaymentAmount;
var monthlyInterest = (interestRate / 100) / 12;
var numPayments = years * 12;
var mortgagePayment = 0;
if (interestRate > 0) {
mortgagePayment = loanAmount * (monthlyInterest * Math.pow(1 + monthlyInterest, numPayments)) / (Math.pow(1 + monthlyInterest, numPayments) – 1);
} else {
mortgagePayment = loanAmount / numPayments;
}
// 3. Calculate Monthly Expenses
var monthlyTax = annualTax / 12;
var monthlyInsurance = annualInsurance / 12;
var vacancyCost = monthlyRent * (vacancyPercent / 100);
var maintenanceCost = monthlyRent * (maintenancePercent / 100);
var managementCost = monthlyRent * (managementPercent / 100);
var totalOperatingExpenses = monthlyTax + monthlyInsurance + vacancyCost + maintenanceCost + managementCost;
var totalMonthlyCosts = mortgagePayment + totalOperatingExpenses;
// 4. Calculate Key Metrics
var monthlyCashFlow = monthlyRent – totalMonthlyCosts;
var annualCashFlow = monthlyCashFlow * 12;
// Net Operating Income (NOI) = Revenue – Operating Expenses (Excludes Mortgage)
var monthlyNOI = monthlyRent – totalOperatingExpenses;
var annualNOI = monthlyNOI * 12;
// Cash on Cash Return = Annual Cash Flow / Total Cash Invested
var totalInvested = downPaymentAmount; // Simplified (could add closing costs)
var cocReturn = 0;
if (totalInvested > 0) {
cocReturn = (annualCashFlow / totalInvested) * 100;
}
// Cap Rate = Annual NOI / Purchase Price
var capRate = 0;
if (price > 0) {
capRate = (annualNOI / price) * 100;
}
// 5. Update UI
// Helper for currency formatting
var fmt = new Intl.NumberFormat('en-US', { style: 'currency', currency: 'USD' });
var cashFlowElement = document.getElementById('monthlyCashFlow');
cashFlowElement.textContent = fmt.format(monthlyCashFlow);
// Color coding for cash flow
if (monthlyCashFlow >= 0) {
cashFlowElement.className = 'metric-value positive';
cashFlowElement.innerHTML = '+' + fmt.format(monthlyCashFlow);
} else {
cashFlowElement.className = 'metric-value negative';
cashFlowElement.innerHTML = fmt.format(monthlyCashFlow);
}
document.getElementById('cocReturn').textContent = cocReturn.toFixed(2) + '%';
document.getElementById('capRate').textContent = capRate.toFixed(2) + '%';
document.getElementById('displayGrossRent').textContent = fmt.format(monthlyRent);
document.getElementById('displayMortgage').textContent = '-' + fmt.format(mortgagePayment);
document.getElementById('displayExpenses').textContent = '-' + fmt.format(totalOperatingExpenses);
document.getElementById('displayNOI').textContent = fmt.format(annualNOI) + '/yr';
document.getElementById('totalInvested').textContent = fmt.format(totalInvested);
}
// Run calculation on load
window.onload = function() {
calculateRental();
};