Rental Property Cash Flow & ROI Calculator

The honest version — it includes vacancy, capex reserves, maintenance and management, the costs most calculators leave out to make deals look better than they are.

💡 Why most calculators lie: they skip capex reserves (roof, HVAC, big-ticket items) and vacancy, so they show a rosy cash flow you never actually see. This one separates operating expenses (used for NOI / cap rate) from capex reserves and debt (which still hit your real cash flow). Every assumption is editable.

Purchase

Purchase price ($)

Down payment (%)

Closing costs (% of price)

Initial repairs / rehab ($)

Loan

Interest rate (% APR)

Loan term (years)

Income

Monthly rent ($)

Other monthly income ($)

Vacancy rate (% of gross rent)

Operating expenses

Property taxes ($/yr)

Insurance ($/yr)

HOA ($/mo)

Other op. exp. ($/mo)

Management (% rent)

Maintenance (% rent)

Capex reserve (% of gross rent) — the one nobody includes

The numbers that matter

Monthly cash flow—

Annual cash flow—

Cash-on-cash return—

Cap rate (NOI / price)—

Break-even occupancy (below this you lose money)—

Supporting detail

Total cash invested—

Loan amount—

Monthly mortgage (P&I)—

Effective gross income (after vacancy)—

Operating expenses /yr—

NOI (before capex & debt)—

1% rule check (rent ÷ price)—

NOI excludes capex reserves and mortgage (standard). Cash flow subtracts both, because in real life they leave your pocket. Management/maintenance/capex are % of gross scheduled rent.