.rp-calc-wrapper {
font-family: -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
max-width: 800px;
margin: 0 auto;
padding: 20px;
background: #f9f9f9;
border: 1px solid #e0e0e0;
border-radius: 8px;
}
.rp-calc-header {
text-align: center;
margin-bottom: 25px;
}
.rp-calc-header h2 {
color: #2c3e50;
margin: 0;
font-size: 24px;
}
.rp-input-grid {
display: grid;
grid-template-columns: 1fr 1fr;
gap: 20px;
}
@media (max-width: 600px) {
.rp-input-grid {
grid-template-columns: 1fr;
}
}
.rp-input-group {
display: flex;
flex-direction: column;
}
.rp-input-group label {
font-size: 14px;
color: #555;
margin-bottom: 5px;
font-weight: 600;
}
.rp-input-group input {
padding: 10px;
border: 1px solid #ccc;
border-radius: 4px;
font-size: 16px;
}
.rp-section-title {
grid-column: 1 / -1;
font-size: 18px;
color: #2980b9;
margin-top: 15px;
border-bottom: 2px solid #2980b9;
padding-bottom: 5px;
}
.rp-btn-container {
grid-column: 1 / -1;
text-align: center;
margin-top: 20px;
}
.rp-calc-btn {
background-color: #27ae60;
color: white;
border: none;
padding: 15px 30px;
font-size: 18px;
border-radius: 5px;
cursor: pointer;
transition: background-color 0.3s;
font-weight: bold;
}
.rp-calc-btn:hover {
background-color: #219150;
}
.rp-results-container {
margin-top: 30px;
background: white;
padding: 20px;
border-radius: 8px;
box-shadow: 0 2px 5px rgba(0,0,0,0.1);
display: none;
}
.rp-results-grid {
display: grid;
grid-template-columns: 1fr 1fr 1fr;
gap: 15px;
text-align: center;
}
@media (max-width: 600px) {
.rp-results-grid {
grid-template-columns: 1fr;
}
}
.rp-result-item {
padding: 15px;
background: #f0f4f8;
border-radius: 6px;
}
.rp-result-label {
font-size: 13px;
color: #7f8c8d;
text-transform: uppercase;
letter-spacing: 1px;
}
.rp-result-value {
font-size: 24px;
font-weight: bold;
color: #2c3e50;
margin-top: 5px;
}
.rp-result-value.positive { color: #27ae60; }
.rp-result-value.negative { color: #c0392b; }
.rp-article {
max-width: 800px;
margin: 40px auto;
font-family: Georgia, serif;
line-height: 1.6;
color: #333;
}
.rp-article h2 {
font-family: -apple-system, sans-serif;
color: #2c3e50;
margin-top: 30px;
}
.rp-article h3 {
font-family: -apple-system, sans-serif;
color: #2980b9;
}
.rp-article ul {
margin-bottom: 20px;
}
.rp-article li {
margin-bottom: 10px;
}
Net Operating Income (NOI)
$0.00
Total Monthly Expenses
$0.00
function calculateRentalMetrics() {
// 1. Get Inputs
var price = parseFloat(document.getElementById('rpPrice').value) || 0;
var downPercent = parseFloat(document.getElementById('rpDown').value) || 0;
var closingCosts = parseFloat(document.getElementById('rpClosing').value) || 0;
var interestRate = parseFloat(document.getElementById('rpRate').value) || 0;
var loanTermYears = parseFloat(document.getElementById('rpTerm').value) || 0;
var rent = parseFloat(document.getElementById('rpRent').value) || 0;
var otherIncome = parseFloat(document.getElementById('rpOtherIncome').value) || 0;
var taxYear = parseFloat(document.getElementById('rpTax').value) || 0;
var insYear = parseFloat(document.getElementById('rpIns').value) || 0;
var hoaMonth = parseFloat(document.getElementById('rpHoa').value) || 0;
var vacancyRate = parseFloat(document.getElementById('rpVacancy').value) || 0;
var repairsRate = parseFloat(document.getElementById('rpRepairs').value) || 0;
var managementRate = parseFloat(document.getElementById('rpManagement').value) || 0;
// 2. Calculate Mortgage (P&I)
var loanAmount = price * (1 – (downPercent / 100));
var monthlyRate = interestRate / 100 / 12;
var numberOfPayments = loanTermYears * 12;
var mortgagePayment = 0;
if (interestRate > 0) {
mortgagePayment = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numberOfPayments)) / (Math.pow(1 + monthlyRate, numberOfPayments) – 1);
} else {
mortgagePayment = loanAmount / numberOfPayments;
}
// 3. Calculate Monthly Operating Expenses (Variable & Fixed)
var totalMonthlyIncome = rent + otherIncome;
var vacancyCost = totalMonthlyIncome * (vacancyRate / 100);
var repairsCost = totalMonthlyIncome * (repairsRate / 100);
var managementCost = totalMonthlyIncome * (managementRate / 100);
var taxMonth = taxYear / 12;
var insMonth = insYear / 12;
var operatingExpenses = taxMonth + insMonth + hoaMonth + vacancyCost + repairsCost + managementCost;
var totalExpenses = operatingExpenses + mortgagePayment;
// 4. Calculate Key Metrics
var monthlyCashFlow = totalMonthlyIncome – totalExpenses;
var annualCashFlow = monthlyCashFlow * 12;
// NOI = Annual Income – Annual Operating Expenses (Excluding Debt Service)
var annualNOI = (totalMonthlyIncome * 12) – (operatingExpenses * 12);
// Cash Invested (Denominator for CoC)
var cashInvested = (price * (downPercent / 100)) + closingCosts;
var cocReturn = 0;
if (cashInvested > 0) {
cocReturn = (annualCashFlow / cashInvested) * 100;
}
var capRate = 0;
if (price > 0) {
capRate = (annualNOI / price) * 100;
}
// 5. Display Results
var cashFlowEl = document.getElementById('resCashFlow');
cashFlowEl.innerHTML = formatCurrency(monthlyCashFlow);
cashFlowEl.className = 'rp-result-value ' + (monthlyCashFlow >= 0 ? 'positive' : 'negative');
document.getElementById('resCoc').innerHTML = cocReturn.toFixed(2) + '%';
document.getElementById('resCap').innerHTML = capRate.toFixed(2) + '%';
document.getElementById('resNoi').innerHTML = formatCurrency(annualNOI / 12) + '/mo'; // Showing Monthly NOI
document.getElementById('resExpenses').innerHTML = formatCurrency(totalExpenses);
document.getElementById('resMortgage').innerHTML = formatCurrency(mortgagePayment);
document.getElementById('rpResults').style.display = 'block';
}
function formatCurrency(num) {
return '$' + num.toFixed(2).replace(/\d(?=(\d{3})+\.)/g, '$&,');
}
Mastering Rental Property Analysis
Investing in real estate is one of the most reliable ways to build wealth, but it requires precision. Buying a property based on "gut feeling" is a recipe for financial disaster. This Rental Property Cash Flow Calculator helps you objectively analyze the profitability of a potential deal before you sign any papers.
What is Cash Flow in Real Estate?
Cash flow is the profit you take home each month after all expenses are paid. It is calculated by subtracting your total monthly expenses (mortgage, taxes, insurance, repairs, vacancy, etc.) from your total monthly rental income. Positive cash flow means the property is putting money in your pocket; negative cash flow means you are paying to own the property.
Key Metrics Explained
This calculator provides several critical metrics to help you evaluate a deal:
- Cash on Cash Return (CoC ROI): This is arguably the most important metric for investors. It measures the annual return on the actual cash you invested (down payment + closing costs). A CoC return of 8-12% is often considered a solid target for rental properties.
- Cap Rate (Capitalization Rate): This measures the property's natural rate of return without factoring in your mortgage financing. It allows you to compare the profitability of one property against another directly, regardless of how they are purchased (cash vs. loan).
- Net Operating Income (NOI): This is your annual income minus operating expenses, excluding the mortgage payment. Lenders look closely at NOI to determine if a property generates enough income to cover the debt.
How to Estimate Expenses Accurately
Beginners often overestimate income and underestimate expenses. To get a realistic result from this calculator, ensure you account for:
- Vacancy Rate: No property is rented 100% of the time. Use 5-8% to account for turnover periods.
- Maintenance & CapEx: Even if the house is new, things break. Set aside 5-10% of the rent for repairs (leaky faucets) and Capital Expenditures (new roof, HVAC replacement).
- Property Management: Even if you plan to self-manage, include a fee (usually 8-10%) in your calculation. This ensures you aren't "buying yourself a job" and validates that the deal works even if you hire a manager later.
Example Scenario
Imagine you buy a house for $250,000 with 20% down ($50,000). Your mortgage payment might be around $1,264. If you rent it for $2,200/month, you might think you are making nearly $1,000 in profit. However, after factoring in taxes ($250), insurance ($100), and reserves for repairs and vacancy ($330), your actual Monthly Cash Flow might only be around $250. This calculator reveals that truth instantly.
{
"@context": "https://schema.org",
"@type": "FAQPage",
"mainEntity": [{
"@type": "Question",
"name": "What is a good Cash on Cash return for rental property?",
"acceptedAnswer": {
"@type": "Answer",
"text": "While targets vary by investor and market, a Cash on Cash return of 8% to 12% is generally considered a solid investment. In highly appreciative markets, investors might accept lower cash flow (4-6%), while in stable cash-flow markets, they might seek 15% or higher."
}
}, {
"@type": "Question",
"name": "How do I calculate Net Operating Income (NOI)?",
"acceptedAnswer": {
"@type": "Answer",
"text": "NOI is calculated by subtracting all operating expenses (Management, Taxes, Insurance, Repairs, Vacancy, Utilities) from the Total Income. Crucially, NOI does NOT include mortgage payments (principal and interest) or capital expenditures."
}
}, {
"@type": "Question",
"name": "Should I include a management fee if I manage the property myself?",
"acceptedAnswer": {
"@type": "Answer",
"text": "Yes. It is best practice to include a management fee (typically 8-10%) in your calculations even if you self-manage. This ensures the property is profitable on its own merits and accounts for the value of your time."
}
}]
}