Free Rental Property Cash Flow Calculator (Monthly and Yearly)

Rent minus the mortgage isn't cash flow. Vacancy, property taxes, insurance, repairs and management all come out first. Enter what one rental brings in and what it costs, and see what's left each month and each year, plus your cash-on-cash return if you add the cash you put in.

It runs in your browser. Nothing you type is saved or sent anywhere. The numbers filled in below are a made-up example; change them to yours. Your loan statement shows the payment, and your tax bill and insurance policy show the yearly amounts.

Property name (optional):

Monthly rent, $:

Vacancy, % of rent (time it sits empty):

Monthly loan payment, $ (principal + interest; 0 if paid off):

Property taxes, $ a year:

Insurance, $ a year:

HOA, $ a month (optional):

Repairs and maintenance, % of rent:

Property management, % of rent (0 if you manage it):

Other costs, $ a month (utilities you pay, lawn, pest control):

Cash you put in, $ (down payment + closing + repairs; optional, for cash-on-cash):

Calculate

How the math works

• Rent you collect = rent − vacancy (rent × vacancy %).
• Monthly costs = loan payment + yearly taxes ÷ 12 + yearly insurance ÷ 12 + HOA + repairs (rent × %) + management (rent × %) + other.
• Net cash flow = rent you collect − monthly costs. Yearly = monthly × 12.
• Cash-on-cash return = yearly net cash flow ÷ cash you put in.

Example (made up): $1,800 rent minus 5% vacancy ($90) is $1,710 collected. Costs are a $950 loan payment, $250 taxes ($3,000 a year), $100 insurance ($1,200 a year), $90 repairs (5%), $144 management (8%) and $20 other, $1,554 in all. That leaves about $156 a month, $1,872 a year, or about a 3.7% cash-on-cash return on $50,000 put in.

The loan payment includes principal, which pays down the loan, so cash flow isn't the same as profit or taxable income. This doesn't count depreciation, big one-time replacements (roof, HVAC) unless you add them to repairs, or the property's value going up or down. It's an estimate for planning, not financial, tax or investment advice.

Track the real numbers once it's rented

The Rental Property Tracker ($12) is a spreadsheet for up to 5 rentals: a rent log, an expense log with 13 categories, a summary of each property's net cash flow and year-to-date cash-on-cash return, and leases ending within 60 days turned orange. It doesn't calculate depreciation or split principal from interest. Works in Excel and Google Sheets.

Get the spreadsheet on Gumroad – $12

This template is also in the Self-Employed & Small Business Bundle (what's inside): all 9 business tools for $29 (about $80 if bought one by one).

We make this template, so take that into account. The calculator above is free to use either way.

Related free guides

• How to Track Rental Property Income and Expenses
• How to Track a Security Deposit as a Landlord

More free tools: all calculators.

See all Cedar & Ledger templates