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Rental Property Cash Flow Calculator
Analyze a rental deal in one place: enter the price, financing, rent and every operating expense to see monthly cash flow, NOI, cap rate, cash-on-cash return, the 1% rule and a 10-year projection.
Last updated:
Purchase & financing
$
%
%
$
Income (monthly)
$
$
Parking, laundry, pet fees.
Expenses
%
% of collected rent
$/ yr
$/ yr
$/ mo
% of rent
% of rent
Reserve for roof, HVAC, appliances.
$/ mo
10-year projection
% / yr
% / yr
% / yr
Enter your values to see the result.
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How to use the Rental Property Cash Flow Calculator
- Enter the price, down payment, rate, term and upfront closing and repair costs.
- Enter the monthly rent and any other income.
- Fill in the expenses: percentages for vacancy, management, maintenance and capex, and amounts for taxes, insurance, HOA and utilities.
- Calculate to see monthly cash flow and the key ratios.
- Adjust the growth assumptions and check the 10-year projection.
Rental cash flow formulas
- Effective income = (rent + other income) × (1 − vacancy %)
- Operating expenses = management + taxes + insurance + HOA + maintenance + capex + utilities
- NOI = effective income − operating expenses (no mortgage)
- Cash flow = NOI − mortgage payment
- Cap rate = annual NOI ÷ purchase price
- Cash-on-cash return = annual cash flow ÷ (down payment + closing and repair costs)
- 1% rule = monthly rent ÷ price ≥ 1%
- DSCR = NOI ÷ mortgage payment
Typical expense assumptions
| Expense | Common estimate | Notes |
|---|---|---|
| Vacancy | 5%–8% of rent | Depends on local market and turnover |
| Property management | 8%–12% of collected rent | Plus leasing fees in many markets |
| Maintenance / repairs | 5%–10% of rent | Higher for older homes |
| Capex reserve | 5%–10% of rent | Roof, HVAC, water heater, flooring |
| Property taxes | Varies by location | Check the county assessor; see the property tax calculator |
| Insurance | Varies | Landlord (dwelling) policies cost more than homeowner policies |
These are rules of thumb used by many investors, not guarantees. Replace them with real quotes and local data before buying.
The 50% rule as a sanity check
A rough rule says operating expenses (not the mortgage) average about 50% of rent over time. If your detailed expenses come out far below that, double-check maintenance, capex and vacancy.
Frequently asked questions
How do you calculate rental property cash flow?
Cash flow = rent and other income − vacancy − operating expenses − mortgage payment. Operating expenses include management, taxes, insurance, HOA, maintenance, capex reserves and utilities you pay. The result before the mortgage is net operating income (NOI).
What is the 1% rule?
A quick screening rule: monthly rent should be at least 1% of the purchase price, so a $250,000 home should rent for $2,500 or more. It is only a rough filter; taxes, insurance and interest rates vary so much that a full cash flow analysis is still needed.
How much should I budget for maintenance and capex?
Common rules of thumb are about 5% to 10% of rent for maintenance and 5% to 10% for capital expenditures, more for older homes. Another rule budgets about 1% of the property value per year for maintenance. Use your own estimates when you know the property.
What vacancy rate should I use?
Many investors use 5% to 8%, which is roughly 2.5 to 4 weeks empty per year. Use your local market's vacancy rate and the expected tenant turnover.
What is a good cap rate or cash-on-cash return?
There is no single target: cap rates often range from about 4% to 10% depending on location and property type, and many investors aim for cash-on-cash returns of 8% or more. Compare with your alternatives and the risk involved.
What does the 10-year projection assume?
Rent and other income grow at the rent growth rate, fixed costs (taxes, insurance, HOA, utilities) at the expense growth rate, and percentage-based costs follow the rent. The property value grows at the appreciation rate, and equity is value minus the remaining loan balance. It excludes income tax, depreciation and selling costs.
Are all the tools on FreeToolCabin tested for quality and accuracy?
Yes! Every tool on our site undergoes automated Q/A testing in real browser environments to ensure high precision, correct output, and zero errors. If you happen to spot a bug or have a suggestion, please contact us at [email protected] and our team will review it right away.
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