Rental Property Calculator

Evaluate financed or cash rental property investments, including vacancy, operating expenses, and resale.

Project operating cash flow, debt, sale proceeds, and investment returns year by year.

Result

Initial cash investment$91,000.00

First-year cash flow$1,932.14

Capitalization rate6.0400%

First-year cash-on-cash2.1232%

Net sale proceeds$190,691.54

Total investment profit$136,221.84

Annual IRR 110.4089%

Before income taxes, depreciation deductions, and capital-gains tax. Management fees apply to collected rent plus other income; sale occurs at the end of the holding year.

Calculation details

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Year	Effective income	Expenses	NOI	Debt service	Cash flow	Loan balance
1	28,500	10,380	18,120	16,187.86	1,932.14	222,236.97
2	29,070	10,587.60	18,482.40	16,187.86	2,294.54	219,303.53
3	29,651.40	10,799.35	18,852.05	16,187.86	2,664.18	216,189.16
4	30,244.43	11,015.34	19,229.09	16,187.86	3,041.22	212,882.70
5	30,849.32	11,235.65	19,613.67	16,187.86	3,425.81	209,372.30
6	31,466.30	11,460.36	20,005.94	16,187.86	3,818.08	205,645.39
7	32,095.63	11,689.57	20,406.06	16,187.86	4,218.20	201,688.62
8	32,737.54	11,923.36	20,814.18	16,187.86	4,626.32	197,487.80
9	33,392.29	12,161.82	21,230.47	16,187.86	5,042.60	193,027.88
10	34,060.14	12,405.06	21,655.08	16,187.86	5,467.21	188,292.88

How to use this calculator

Project operating cash flow, debt, sale proceeds, and investment returns year by year. Enter amounts in the units shown, select the applicable options, and click Calculate. Use Reset to restore the starting values.

Calculation formula

NOI = effective income − operating expenses; equity cash flow = NOI − debt service.

Assumptions and accuracy

Review timing, rates, fees and result notes when comparing scenarios. Future returns and rates are assumptions rather than guaranteed outcomes. Monetary display follows the currency’s precision; intermediate calculations retain additional digits.

Choose what to calculate

Rental property cash flow calculator

Estimate rental income, operating costs, mortgage payments and sale proceeds over your holding period. Income tax and depreciation tax benefits are excluded.

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Understanding this calculation

Project rental-property cash flow from rent, vacancy, operating expenses and debt service. Initial cash investment, annual cash flow and eventual sale proceeds describe different parts of the investment.

Worked examples

Cash needed for an all-cash rental purchase

Illustrative inputs are specified in the steps below; the example link loads the complete settings. Unmentioned settings use the linked defaults.

Purchase price 100,000 + closing costs 2,000 + initial repairs 3,000 = 105,000. Future rents, expenses and sale proceeds are separate from this upfront amount.

Initial cash investment: 105,000 USD.

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Common questions

What is the difference between NOI and rental cash flow?

Net operating income subtracts operating expenses from effective income before financing. Cash flow also subtracts debt service.

Does a positive rental cash flow guarantee a good return?

No. Upfront capital, repairs, sale costs, vacancies and the reliability of forecasts still matter.

Scope and assumptions

Rents, appreciation and expense growth are assumptions. This planning model is not a full after-tax property return or an appraisal.

Sources

Calculation notes checked October 20, 2026. Examples are mathematical checks under the stated assumptions.

Calculation methods and formulas

Rental Property Return