Calculator

What a rental actually clears

Vacancy, management, maintenance, and a capital reserve are separate lines here, because leaving them out is what makes a property look better on paper than it is. It runs entirely in your browser.

The property

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Purchase price

Down payment

Investment property down payments are typically larger than owner-occupied ones.

Interest rate

An assumption you choose. No rate is being quoted or offered.

Loan term

Income

Gross monthly rent

Vacancy allowance

Of gross rent. Taken off before anything else.

Operating expenses

Property management

Of collected rent. Enter 0 if you self-manage.

Maintenance

Of gross rent.

Capital reserve

Of gross rent, set aside for the roof, the HVAC, and the water heater.

Annual property tax

Annual insurance

Monthly HOA dues

Monthly utilities you pay

Water, sewer, trash, or lawn care if they are not the tenant's.

Cash invested

Closing costs

Upfront repairs

Monthly cash flow

-$374

-$4,487 a year on $111,750 of cash invested

Effective gross income: $2,914
Operating expenses: -$1,318
Net operating income: $1,596
Debt service: -$1,970
Monthly cash flow: -$374

Cash-on-cash return

-4.02%

annual cash flow over the cash you put in

Cap rate

4.97%

net operating income over price, before financing

Calculation version mortgage-math@1.0.0