OfficeKiln

Rental Property Cash Flow Calculator

Does the property pay for itself? Rent after vacancy, every cost and the mortgage, for up to three properties side by side, with the break-even rent for each. Printed on one page.

Properties

Up to three. Percentages are plain numbers: type 5 for 5%.

Sheet

Letter ยท prints exactly as shown
computed in this browser only - nothing uploaded

Does the rental pay for itself?

A rental can look good on rent alone and still cost you money every month. The rent has to cover more than the mortgage: property tax, insurance, the HOA, any utilities you pay, the months it sits empty, and the repairs and big replacements that come with any building. This page takes all of it off the rent and shows what actually lands in your account each month.

Put up to three properties side by side and the sheet shows which one pays, how good each deal looks by cap rate, cash-on-cash return and debt service coverage, and the break-even rent: the lowest monthly rent that still covers every cost and the mortgage. If a property loses money, that is the number the rent would have to reach.

Repairs, big replacements and management are set as a share of the rent you collect, the way many landlords budget them. Leave them at zero and almost any property looks better than it is.

Nothing here leaves this tab. Your numbers are saved in this browser's local storage so they're still there next time, and the finished page goes only to your printer.

What is left out

Income tax and depreciation are not in these numbers, because they depend on your whole tax situation. The IRS explains how rental income and expenses are reported in Publication 527, Residential Rental Property.

Questions this tool gets asked

What is cash flow on a rental property?
What is left each month after the rent comes in and everything goes out: property tax, insurance, HOA, utilities you pay, repairs, big replacements, management, and the mortgage. If it is below zero, the property costs you money every month.
How is this different from other rental calculators?
You can put up to three properties side by side and see which one actually pays, with the break-even rent for each: the lowest rent that still covers every cost and the mortgage. No sign-up and no email.
What do cap rate and cash-on-cash mean?
Cap rate is the yearly net operating income divided by the price, so it ignores the loan. Cash-on-cash is the yearly cash flow divided by the cash you actually put in, so it shows what your own money earns.
What is DSCR?
Debt service coverage: net operating income divided by the mortgage payment. Below 1.00, the rent does not cover the loan. Many lenders set a minimum, so ask yours what theirs is.
What are repairs and big replacements?
Money set aside from the rent, as a percentage, for ordinary repairs and for the big items that wear out, like a roof or a water heater. Leaving them out makes almost any property look better than it is.
Is income tax included?
No. Income tax and depreciation depend on your whole tax situation, so they are left out. The IRS explains how rental income and expenses are reported in Publication 527.
Is anything I type uploaded?
No. The numbers are worked out inside this browser tab. They are saved in this browser's local storage so they are still there next time, and the page goes only where you print or copy it.

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