Finance category
Mortgage, loan, investing, tax, and money calculators.
Rental Cash Flow Calculator
Build a complete monthly cash flow for a rental property — itemized operating expenses, vacancy, property management, and mortgage payment in one place.
Income
Operating expenses
Financing
Monthly cash flow
$241
Annual cash flow
$2,894
Monthly NOI
$1,674
Annual NOI
$20,085
Cash flow breakdown
Effective monthly income
$2,591
Vacancy loss
$159
Total monthly expenses
$917
Includes a management fee of $207
Monthly debt service
$1,433
Cash flow equals effective income minus operating expenses and debt service. The break-even rent is the rent that would push monthly cash flow to zero given the current expenses, vacancy assumption, and loan payment.
Break-even monthly rent
$2,371
How to Use
- Enter monthly rent, any other income, and a vacancy rate that reflects the local market.
- Add itemized expenses for taxes, insurance, HOA, repairs, capex reserves, owner-paid utilities, and any other recurring costs.
- Set a property management fee as a percent of effective gross income — leave it at zero if you self-manage.
- Add the loan amount, interest rate, and term to capture the monthly debt service.
- Review monthly cash flow, annual cash flow, NOI, and the break-even rent that drives cash flow to zero.
Frequently Asked Questions
What expenses should I include?
Include every recurring cost the owner pays — taxes, insurance, HOA, maintenance, capex reserves, owner-paid utilities, and management fees. Mortgage principal and interest are tracked separately as debt service.
Why budget for capex separately from maintenance?
Maintenance covers small repairs that keep the unit running. Capex reserves fund the big-ticket replacements like roofs, HVAC, and water heaters. Combining them tends to under-reserve for the larger items that hit every several years.
What is a reasonable vacancy assumption?
Many investors model 5–10% vacancy depending on tenant turnover, market softness, and property type. Even in tight markets, modeling some vacancy keeps the analysis grounded.
How is property management calculated here?
The fee is applied to effective gross income — gross rent minus vacancy plus other income. That mirrors how most third-party property managers actually charge.
What is break-even rent?
Break-even rent is the monthly rent that would push cash flow to exactly zero given the expenses, vacancy assumption, management fee, and debt service entered. Comparing break-even rent with current market rent is a fast resilience check.
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