How do you calculate rental ROI?

Rental ROI (cash-on-cash return) = Annual Cash Flow ÷ Total Cash Invested. For example, $3,600 annual cash flow on $30,000 down + closing = 12% cash-on-cash return.

What expenses should I include in a rental cash flow analysis?

Include property taxes, insurance, property management (8–10%), maintenance (5–10%), vacancy (5–10%), CapEx reserves (5–10%), and PITI mortgage payment. Skipping vacancy and CapEx is the #1 mistake new landlords make.

What's the 1% rule for rental properties?

The 1% rule says monthly rent should be at least 1% of the purchase price. A $200k property should rent for $2,000+/month. It's a quick screen — our calculator runs the full math to confirm.

Is this rental property calculator free?

Yes — completely free with 7 analyses per month per account, no credit card required. Premium plans unlock unlimited rental analyses, BRRRR modeling, and full reports.

Free Rental Property Calculator — Cash Flow, Cap Rate & ROI

The fastest free rental property calculator on the web. Get monthly cash flow, NOI, cap rate, cash-on-cash return, and full rental ROI in under a minute. Built for landlords, BRRRR investors, and anyone underwriting a rental income property.

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Monthly Cash Flow

Net monthly income after PITI, vacancy, maintenance, management, and CapEx reserves.

Rental ROI Calculator

Annual cash flow over total cash invested — see real return on every rental.

NOI & Cap Rate

Net Operating Income and cap rate computed automatically for clean valuation.

Full Expense Modeling

Taxes, insurance, maintenance, management, vacancy, CapEx — nothing missed.

Vacancy Stress Test

Model 5%, 10%, 15% vacancy rates and see when the deal stops cash flowing.

Side-by-Side Comparison

Compare multiple rental property investments to find the strongest deal.

How Our Real Estate Cash Flow Calculator Works

Cash flow is the dollars left over each month after every expense is paid. Our rental cash flow calculator uses the standard formula:

Monthly Cash Flow = Gross Rent − Vacancy − Operating Expenses − CapEx Reserves − Mortgage (PITI)

Gross Rent: Total potential monthly rental income
Vacancy: Typically 5–10% of gross rent
Operating Expenses: Property tax, insurance, maintenance, property management
CapEx Reserves: Roof, HVAC, water heater — saved monthly so they don't surprise you
Mortgage: Principal + interest + tax escrow + insurance escrow (PITI)

Positive cash flow = the property pays you each month. Negative cash flow = you're feeding the deal.

Rental Property ROI Metrics That Matter

Our rental property calculator returns every metric a serious landlord investor needs:

Monthly & Annual Cash Flow: Bottom-line dollars per month and per year
Cash-on-Cash Return: Annual cash flow ÷ total cash invested
Cap Rate: NOI ÷ property value — for comparing across markets
Net Operating Income (NOI): Income minus operating expenses (pre-mortgage)
Debt Service Coverage Ratio (DSCR): NOI ÷ annual mortgage
Gross Rent Multiplier (GRM): Quick rent-vs-price screen

Frequently Asked Questions

Most experienced landlords target $100–$300+ per door per month in positive cash flow AFTER all expenses including vacancy, maintenance, management, and CapEx reserves. Anything less and a single bad month wipes you out.

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