Rental Property Cash Flow & Mortgage Calculator
Estimate a US rental property’s monthly and annual cash flow after its mortgage, vacancy and itemized expenses. Calculate principal and interest from the loan amount, fixed interest rate and term, or enter an existing principal-and-interest payment. All dollar amounts are USD. Defaults are illustrative assumptions, not current market rates.
Your Numbers
Results
Results update live as you type. Estimates only — not financial, tax, or investment advice.
Compare two rental deals
Enter your first deal above and save it as Deal A. Change the inputs for your second deal, then save it as Deal B. Save either deal again to replace it.
| Monthly and annual results | Deal A | Deal B |
|---|---|---|
| Monthly income after vacancy | — | — |
| Monthly mortgage principal & interest | — | — |
| Monthly operating costs (before reserves) | — | — |
| Monthly maintenance & capital reserves | — | — |
| Monthly cash flow after reserves | — | — |
| Annual cash flow after reserves | — | — |
| Saved assumptions | ||
| Scheduled monthly rent | — | — |
| Vacancy allowance | — | — |
| Mortgage payment method | — | — |
| Loan principal (calculated-payment mode) | — | — |
| Fixed annual interest rate | — | — |
| Loan term | — | — |
| Existing monthly principal & interest (manual mode) | — | — |
| Annual property taxes | — | — |
| Annual property insurance | — | — |
| Monthly HOA / association fees | — | — |
| Monthly owner-paid utilities | — | — |
| Management fee (% of collected rent) | — | — |
| Maintenance reserve (% of collected rent) | — | — |
| Capital replacement reserve (% of collected rent) | — | — |
| Other monthly expenses / mortgage insurance | — | — |
Source: CalcCentral.xyz. Estimates depend on the assumptions shown and exclude income taxes, appreciation, and sale proceeds.
The Formula
Effective income = rent × (1 − vacancy%/100); cash flow = effective income − principal & interest − itemized expenses − reserves
Understanding the Rental Property Cash Flow & Mortgage Calculator
Worked example: $2,200 scheduled rent with 5% vacancy leaves $2,090 per month. A $160,000 fixed-rate loan at 7% over 30 years costs $1,064.48 in monthly principal and interest. These are example inputs, not a loan quote.
Annual property tax of $2,400 and insurance of $1,200 become $200 and $100 per month. Add $50 HOA, $50 owner-paid utilities and management at 8% of collected rent ($167.20): operating costs total $567.20. Maintenance and capital reserves at 5% each total $209. Monthly cash flow is $249.32, or $2,991.79 annually using unrounded intermediate values.
Avoid double-counting escrow: the mortgage field is principal and interest only. Enter property taxes and insurance separately even if the lender collects them through escrow. Include mortgage insurance in other monthly expenses. Reserve contributions are planning allowances, not necessarily expenses incurred that month.
Use actual local tax bills, insurance quotes, lease terms and management contracts. Test higher vacancy and repair allowances. This model excludes income taxes, appreciation, selling costs and equity growth from principal repayment; projected cash flow is not a total investment return.
Reference
This reference explains mortgage cost terminology. Calculator assumptions and examples are illustrative and are not lender quotes.
Frequently Asked Questions
How do I calculate a rental property mortgage payment?
Use loan principal, the annual fixed interest rate and the amortization term. Monthly P&I equals P × r ÷ (1 − (1 + r)^−n), where r is the monthly rate and n is the number of monthly payments. At zero interest, payment is P ÷ n.
Does rental cash flow include property taxes and insurance?
Yes. This calculator divides annual property taxes and insurance by 12 and subtracts them separately from rent. Use only principal and interest in the mortgage payment to avoid counting escrow twice.
Are maintenance and capital reserves the same thing?
No. Maintenance covers ongoing upkeep; capital reserves set money aside for larger replacements. This calculator shows their combined allowance separately from operating costs.
What is good cash flow for a rental property?
There is no universal dollar target. Evaluate your financing, local expenses, vacancy exposure, liquidity and required return. Positive projected cash flow alone does not establish that a property is a suitable investment.