Rental Cash Flow Calculator
Monthly and annual cash flow, plus cash-on-cash return, for a rental property
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Quick summary
Cash flow is what's left from rent after every expense — mortgage, taxes, insurance, HOA, maintenance, management, and a vacancy allowance. A $2,000 rental with ~$1,860 of monthly costs yields ~$140/month, or $1,680/year; against $60,000 invested that's a 2.8% cash-on-cash return. Positive cash flow means the property pays you each month; negative means you feed it. Model conservative vacancy (5–8%) and maintenance (5–10% of rent) so a rosy spreadsheet doesn't hide a money pit.
Reviewed by Simple Calculators TeamLast reviewed
How to use this calculator
- Enter the inputs requested by the calculator.
- Choose the units or options that match your situation and review the assumptions.
- Run or update the calculation to see the result.
- Review the result, breakdown, and formulas shown on the page.
- Check the inputs, units, dates, and limitations before saving or sharing the result.
Frequently asked questions
How do I calculate rental property cash flow?
Take effective rental income (gross rent minus a vacancy allowance) and subtract all operating expenses and the mortgage payment. What remains is your cash flow. This calculator separates the pieces so you can see where the money goes and spot an expense you've underestimated.
What is a good cash-on-cash return?
Many buy-and-hold investors target 8%+ cash-on-cash, though it varies by market and strategy. Cash-on-cash is annual cash flow divided by the actual cash you invested (down payment + closing costs + rehab). A low or negative figure isn't automatically bad if you're buying for appreciation, but cash flow is what keeps you solvent through vacancies.
Should I include vacancy and maintenance if my unit is always rented?
Yes. Even a well-run rental turns over, and roofs, HVAC, and appliances fail eventually. Budgeting 5–8% for vacancy and 5–10% of rent for maintenance turns a fragile 'best case' into a number you can actually rely on. Skipping them is the most common way new investors overstate returns.
What expenses am I forgetting?
Common omissions: property management (8–10% of rent even if you self-manage today), capital expenditure reserves for big-ticket replacements, owner-paid utilities, landscaping/snow removal, and HOA dues. This tool covers the recurring ones; keep a separate reserve for large periodic repairs.
Key terms
- Cash Flow
- Rental income left after all expenses and debt service — the monthly profit.
- Cash-on-Cash Return
- Annual cash flow ÷ cash invested; the yield on the money you actually put in.
- Vacancy Rate
- Expected share of the year a unit sits empty, modeled as reduced income.
- Operating Expenses
- Recurring costs to run the property, excluding the mortgage principal.
Methodology, sources & limitations
This page shows the formula, assumptions, and limitations used for this estimate. Rates, thresholds, and other time-sensitive inputs can change, so verify them against the relevant official source before relying on a result.
For our review approach and the primary sources we consult, see the methodology and source policy. If you spot an outdated figure or formula, please contact us with a correction.