Landlord calculator
Rental Property Cash Flow Calculator.
See what a rental may actually earn after vacancy, operating expenses, and the mortgage. Calculate cash flow, NOI, cap rate, and cash-on-cash return in seconds.
Free • No signup • Instant results
Your property numbers stay in this browser and are not stored.
Estimated rental performance
Monthly cash flow $0 after operating expenses and mortgage
Annual cash flow$0
Annual NOI$0Excludes mortgage
Cap rate—NOI ÷ property value
Cash-on-cash return—Cash flow ÷ cash invested
Break-even occupancy—Occupancy needed to cover expenses and mortgage
Monthly breakdown
Gross scheduled rent$0
Vacancy reserve−$0
Effective rental income$0
Operating expenses−$0
Mortgage payment−$0
Monthly cash flow$0
Estimates only. Financing terms, taxes, repairs, and actual vacancy can change returns.
Once the property has tenants, keep the rent side automatic.
Track Rent Free → TenantHub tracks rent, sends reminders, creates receipts, and keeps every payment organized.
How to calculate rental property cash flow
Rental property cash flow is the rent you expect to collect minus vacancy, normal operating expenses, and debt payments. Positive cash flow means the property is expected to produce money after those costs. Negative cash flow means the modeled costs are higher than the modeled income.
Rent − vacancy − operating expenses − mortgage = cash flow
What is net operating income (NOI)?
Net operating income is rental income after vacancy and operating expenses, but before mortgage payments, income taxes, depreciation, and capital expenditures. Because financing is excluded, NOI helps compare the operating performance of properties with different loans.
Cap rate vs. cash-on-cash return
Cap rate divides annual NOI by the property value. Cash-on-cash return divides annual pre-tax cash flow by the cash invested in the deal. Cap rate focuses on the property; cash-on-cash return includes the effect of financing.
Expenses landlords commonly miss
- Vacancy between tenants or missed rent
- Routine maintenance and larger future repairs
- Property management, leasing, and HOA fees
- Owner-paid utilities, insurance, and property taxes
- Closing costs and initial repairs when measuring cash-on-cash return
Frequently Asked Questions
What is good cash flow for a rental property?
There is no universal target. A useful result depends on the market, financing, risk, expected repairs, and the investor’s goals. Compare the estimate with realistic local expenses and leave room for costs that vary.
Does cash flow include the mortgage?
Yes. This calculator subtracts the full monthly mortgage payment when calculating cash flow. It excludes the mortgage from NOI and cap rate, which are property-level operating metrics.
How is vacancy calculated?
The vacancy reserve is the selected percentage of gross monthly rent. At 5% vacancy on $2,800 rent, the calculator reserves $140 per month.
Can cash-on-cash return be negative?
Yes. If annual cash flow is negative, cash-on-cash return is also negative. That means the modeled property requires additional cash instead of distributing cash under the assumptions entered.
Is mortgage principal included in NOI?
No. NOI excludes all mortgage payments. This calculator subtracts the full mortgage payment only after NOI to estimate monthly and annual cash flow.
Make the property easier to operate.
Collect rent through TenantHub and keep payments, reminders, receipts, and tenant records connected.