Rental Property Cash Flow Calculator

Enter a deal and see the full picture: monthly cash flow, cap rate, cash-on-cash return, quick-screen heuristics, and a multi-year projection with an IRR-style total return at the end of your hold.

Your deal

Acquisition

Purchase price

Closing costs

Immediate rehab/repairs

Down payment

About $81,250 down

Loan

Mortgage rate

Illustrative example rate. Not an available or quoted rate.

Loan term

yrs

Buy all cash (no financing)

Income

Gross monthly rent

Other monthly income

Laundry, parking, storage, pet rent

Operating expenses

Annual property taxes

Annual insurance

Monthly HOA dues

Property management

Of gross rent

Vacancy

Of gross rent

Maintenance

Of gross rent

Capex reserves

Roof, HVAC, big-ticket reserves

Monthly utilities

Owner-paid only

Other monthly

Projection assumptions

Rent growth

Annual

Expense growth

Annual

Appreciation

Annual

Hold period

yrs

Selling costs

Agent commissions and closing fees

Monthly cash flow

Monthly cash flow (year 1)-$144

Gross monthly income$2,600

Operating expenses$1,040

Net operating income$1,560

Debt service (P&I)$1,704

Returns (year 1)

Cap rate5.54%

Cash-on-cash return-1.83%

Annual NOI$18,724

Annual cash flow-$1,728

Total cash invested$94,250

Quick-screen heuristics

1% Rule

Rent is 0.80% of purchase price (target: 1.00%).

Fail

50% Rule

Operating expenses are 40.0% of gross rent (expected: ~50%).

Check

Gross Rent Multiplier10.4

Total return over 10 years

Sale proceeds (net of costs)$199,004

Total profit$116,264

Annualized return (IRR)8.32%

Results are estimates based on user inputs and do not represent loan terms, APR, or a financing offer. Pre-filled values are illustrative examples, not available or quoted rates. Actual terms depend on credit, property, program, and underwriting. Every result applies to the entered planning scenario, not an observation period or local market statistic. Replace price, tax, insurance and fee allowances with dated, property-specific figures. Missing inputs are not assumed to be zero.

Multi-year projection

Rent and expenses grow with your assumptions. Equity reflects both principal paydown and appreciation. Cumulative return is total cash flow plus current equity, minus your initial cash invested.

Year	NOI	Cash flow	Home value	Loan balance	Equity from paydown	Equity from appreciation	Total equity	Cumulative return
1	$18,724	-$1,728	$334,750	$241,503	$2,247	$9,750	$93,247	-$2,731
2	$19,312	-$1,140	$344,793	$239,082	$4,668	$19,793	$105,711	$8,593
3	$19,919	-$533	$355,136	$236,472	$7,278	$30,136	$118,664	$21,013
4	$20,544	$92	$365,790	$233,660	$10,090	$40,790	$132,130	$34,571
5	$21,189	$737	$376,764	$230,630	$13,120	$51,764	$146,134	$49,312
6	$21,854	$1,402	$388,067	$227,364	$16,386	$63,067	$160,703	$65,282
7	$22,540	$2,088	$399,709	$223,845	$19,905	$74,709	$175,864	$82,531
8	$23,246	$2,794	$411,700	$220,053	$23,697	$86,700	$191,647	$101,109
9	$23,975	$3,523	$424,051	$215,967	$27,783	$99,051	$208,085	$121,070
10	$24,727	$4,275	$436,773	$211,563	$32,187	$111,773	$225,210	$142,470

Keep a free guide for your next step

Keep a free mortgage guide with practical checklists and fillable worksheets. General education, not deal-specific advice.

Download free guide (PDF)

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Frequently asked questions

When should I use a cash flow calculator?

Use this tool when you have a specific property in mind and want to model its performance over a 5-10 year hold. It accounts for appreciation, rent growth, and the eventual sale proceeds.

What is a good cap rate on a rental property?

It depends on the market. In higher-growth metros a 5 to 6 percent cap rate can be normal. In cash-flow markets investors often target 7 to 10 percent or more. Compare your result to recent sold comps in the same submarket, not a national average.

What is the 1% Rule?

Gross monthly rent should be at least 1 percent of the purchase price. It is a quick screening filter, not an underwriting standard. Many great deals fail the 1% Rule in appreciating markets.

What is the 50% Rule?

Operating expenses (everything except debt service) tend to run about 50 percent of gross rent over time. If your pro forma shows expenses well under that, sanity-check for missing vacancy, maintenance, or capex reserves.

How is cash-on-cash return different from cap rate?

Cap rate uses net operating income and ignores financing. Cash-on-cash uses pre-tax cash flow (after debt service) divided by the actual cash you put in. Cap rate measures the property, cash-on-cash measures your deal.

Does this include tax depreciation or cost segregation?

No. This calculator focuses on pre-tax cash flow and returns. Depreciation, bonus depreciation, and cost segregation can meaningfully change after-tax outcomes. Talk to a CPA before counting those benefits in the deal.

Related glossary terms

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