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Free Rental Property Calculator
Estimate rental income, operating expenses, cash flow, and potential investment returns for a rental property.
Operating expenses
Choose a monthly or annual amount for each cost.
Your estimate
Monthly effective rent
$2,090.00
Operating expenses
$500.00
Mortgage payment
$1,264.14
Monthly cash flow
$325.86
Net operating income / year
$19,080.00
Annual cash flow
$3,910.37
Capitalization rate
7.6%
Cash-on-cash return
7.1%
Monthly income and costs
Operating costs and debt service are shown separately
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How this calculator works
Vacancy reduces scheduled rent. Operating expenses are converted to monthly amounts and exclude loan payments. NOI is effective rental income less operating expenses; cash flow then subtracts estimated amortizing debt service. Appreciation and tax effects are not modeled. Enter estimates that match your situation. All amounts stay in the currency selected above, and calculations update locally as you edit.
Example
Use the starting values as a simple example, then replace them with your own assumptions. The results are illustrative and may differ from actual outcomes.
Limitations
This free tool provides estimates for planning and education. It does not account for every lender, tax jurisdiction, contract, fee, or personal circumstance. Verify important decisions independently.
Frequently asked questions
What counts toward NOI?
Rental income after vacancy, less operating costs such as taxes, insurance, and maintenance. Mortgage principal and interest are excluded from NOI.
Does it include property appreciation or tax savings?
No. It does not model appreciation, tax benefits, capital gains, or changes in rent and expenses.
How is the mortgage estimated?
As a standard fixed-rate amortizing payment using the entered loan amount, nominal annual rate divided by 12, and loan term.
Related free calculators
Planning estimate only. Confirm financial, investment, and tax decisions with qualified professionals where appropriate.