Rental Property Cash Flow & ROI Calculator
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Rental Property Cash Flow Calculator
Investment Analysis
Cash on Cash Return
0.00%
Monthly Mortgage (P&I)
$0.00
Total Monthly Expenses
$0.00
Net Operating Income (Annual)
$0.00
Analyzing Your Rental Property Investment
Investing in real estate is a powerful way to build wealth, but accurate calculation is the bedrock of a successful portfolio. This Rental Property Cash Flow Calculator helps investors determine if a specific property will generate positive income or become a financial burden.
Key Metrics Explained
- Cash Flow: This is your net profit. It is calculated by subtracting your total monthly expenses (mortgage, taxes, insurance, repairs, vacancy) from your monthly rental income. Positive cash flow is essential for long-term sustainability.
- Cash on Cash Return (CoC): This measures the return on the actual cash you invested (down payment + closing costs), not the total loan amount. It tells you how hard your money is working. A CoC of 8-12% is generally considered good in many markets.
- Cap Rate (Capitalization Rate): This metric evaluates the profitability of a property irrespective of financing. It is calculated as Net Operating Income (NOI) divided by the purchase price. It helps compare properties if you were paying all cash.
- Net Operating Income (NOI): This is the annual income generated by the property after operating expenses but before mortgage payments and taxes.
How to Use This Calculator
To get the most accurate results, input the following data points:
- Property Details: Enter the purchase price and your financing terms. The interest rate significantly impacts your monthly cash flow.
- Expenses: Be realistic. Don't assume 0% vacancy or $0 in repairs. A standard rule of thumb is to set aside 5-10% of rent for vacancy and another 5-10% for maintenance.
- Taxes & Insurance: These vary wildly by location. Check local property tax rates and get an insurance quote for accuracy.
Example Scenario
Imagine purchasing a property for $250,000 with 20% down. If you rent it for $2,200/month, your mortgage might be around $1,200. After adding taxes, insurance, and setting aside reserves for repairs, your total expenses might reach $1,800. This leaves you with $400/month in passive cash flow. Using this calculator allows you to tweak the offer price or rent estimates to see how they affect your bottom line.
function calculateRental() {
// 1. Get Inputs
var price = parseFloat(document.getElementById('purchasePrice').value);
var downPercent = parseFloat(document.getElementById('downPayment').value);
var closingCosts = parseFloat(document.getElementById('closingCosts').value);
var interestRate = parseFloat(document.getElementById('interestRate').value);
var termYears = parseFloat(document.getElementById('loanTerm').value);
var rent = parseFloat(document.getElementById('monthlyRent').value);
var taxRate = parseFloat(document.getElementById('propertyTax').value);
var annualInsurance = parseFloat(document.getElementById('insurance').value);
var hoa = parseFloat(document.getElementById('hoa').value);
var vacancyRate = parseFloat(document.getElementById('vacancy').value);
var repairRate = parseFloat(document.getElementById('repairs').value);
// Validation
if (isNaN(price) || isNaN(rent) || isNaN(interestRate) || price < 0 || rent 0) {
monthlyMortgage = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, totalPayments)) / (Math.pow(1 + monthlyRate, totalPayments) – 1);
} else {
monthlyMortgage = loanAmount / totalPayments;
}
// 3. Expense Calculations
var monthlyTax = (price * (taxRate / 100)) / 12;
var monthlyInsurance = annualInsurance / 12;
var monthlyVacancy = rent * (vacancyRate / 100);
var monthlyRepairs = rent * (repairRate / 100);
var totalOperatingExpenses = monthlyTax + monthlyInsurance + hoa + monthlyVacancy + monthlyRepairs;
var totalMonthlyExpenses = totalOperatingExpenses + monthlyMortgage;
// 4. Profit Metrics
var monthlyCashFlow = rent – totalMonthlyExpenses;
var annualCashFlow = monthlyCashFlow * 12;
var annualNOI = (rent * 12) – (totalOperatingExpenses * 12);
var totalCashInvested = downPayment + closingCosts;
var cocReturn = 0;
if (totalCashInvested > 0) {
cocReturn = (annualCashFlow / totalCashInvested) * 100;
}
var capRate = 0;
if (price > 0) {
capRate = (annualNOI / price) * 100;
}
// 5. Update UI
function formatCurrency(num) {
return num.toLocaleString('en-US', { style: 'currency', currency: 'USD' });
}
function formatPercent(num) {
return num.toFixed(2) + '%';
}
document.getElementById('resCashFlow').innerHTML = formatCurrency(monthlyCashFlow);
document.getElementById('resCoc').innerHTML = formatPercent(cocReturn);
document.getElementById('resCap').innerHTML = formatPercent(capRate);
document.getElementById('resMortgage').innerHTML = formatCurrency(monthlyMortgage);
document.getElementById('resExpenses').innerHTML = formatCurrency(totalMonthlyExpenses);
document.getElementById('resNoi').innerHTML = formatCurrency(annualNOI);
document.getElementById('resCashNeeded').innerHTML = formatCurrency(totalCashInvested);
// Visual feedback for negative cash flow
if(monthlyCashFlow < 0) {
document.getElementById('resCashFlow').style.color = '#e74c3c';
} else {
document.getElementById('resCashFlow').style.color = '#fff';
}
}
// Run once on load
window.onload = function() {
calculateRental();
};