Rental property · Income minus real costs
Find out how much a rental could leave each month—after expenses, mortgage payments, and money set aside for major repairs.
All optional expenses start at $0. Add property tax, insurance, vacancy, and repairs before using this estimate to judge a property.
Parking, laundry, or other rent-related income.
Share of rental income lost to empty periods or unpaid rent. Applies to rent and other income.
Percentage of income actually collected after vacancy.
Optional. PMI or other loan insurance. Applied only if there is a mortgage; separate from operating expenses.
Cash set aside for a roof, furnace, or other large replacements—not routine maintenance.
Currently $0: property tax, insurance, vacancy allowance, routine maintenance, major-repair reserve, purchase closing costs. These are excluded from the estimate until you enter them.
Estimated cash left each month
$978
Rental income left after your entered running costs, mortgage payment, and major repair reserve. Before income tax.
Annual cash flow
$11,734
Monthly estimate × 12.
Cash invested upfront
$75,000
Down payment + closing costs + initial repairs.
Break-even monthly rent
$1,423
Rent needed to cover entered costs, including the repair reserve.
Annual property tax ÷ 12
Annual insurance ÷ 12
Net operating income. Financing and major repair reserves are not operating expenses here.
Cash-on-cash return
15.65%
Annual cash flow after the repair reserve ÷ upfront cash invested. Not available when upfront cash is $0.
Cap rate
9.60%
Annual income before the mortgage (NOI) ÷ property price. Excludes financing and major repair reserve.
One assumption changes at a time; everything else stays the same.
Your plan
$978
Cash flow each month
Rent is $200 lower
$778
Cash flow each month
Vacancy is 5 points higher
$858
Cash flow each month
This is a stabilized monthly rental estimate, not a full investment forecast. It assumes a fixed-rate, fully amortizing loan and the same rent and costs each month. A 100% down payment removes mortgage payments.
Property appreciation, sale proceeds, income taxes, depreciation, refinancing, and changes in rent or costs over time are not included. Do not enter a cost twice. The major repair reserve reduces spendable cash but is kept separate from operating expenses.
Planning estimate, not a quote, approval, tax calculation, or promise of returns.
It is rent and other property income left after the vacancy allowance, operating expenses, loan payment, mortgage insurance if entered, and major-repair reserve. It is before income tax. Expenses left at $0 are excluded, so review the cost checklist before relying on the result.
Cap rate compares annual net operating income with the purchase price, before financing and the major-repair reserve. Cash-on-cash return compares annual cash flow after financing and reserves with the cash you invest upfront. Neither includes a future sale, appreciation, depreciation tax benefits, or an investment guarantee.
Yes. Enter a 100% down payment. Mortgage payments and mortgage insurance then do not apply. Enter property taxes, insurance, maintenance, vacancy, association fees, management, and other costs that apply to your property. Stress scenarios change selected assumptions while leaving the original plan unchanged.