Rental Cash Flow Calculator
See what a rental property actually puts in your pocket each month after the mortgage, taxes, upkeep, vacancy, and management fees.
Reviewed by the CalcCafe editorial team · Last updated 1 July 2026 · How we test our tools
Example
A unit renting for $2,000/mo with a 5% vacancy allowance has an effective rent of $1,900. An 8% management fee on that is $152. Subtract an $1,100 mortgage, $300 taxes and insurance, and $150 maintenance, and you keep $198 per month — about $2,376 per year in cash flow.
How it works
Effective rent = rent × (1 − vacancy%). Management fee = effective rent × mgmt%. Monthly cash flow = effective rent − mortgage − taxes & insurance − maintenance − management fee, and annual cash flow is that figure × 12.
Good to know
Cash flow is the number that separates a rental that funds itself from one that quietly drains your bank account each month. This calculator strips a property down to what actually lands in your pocket after the real costs of ownership, so you can judge a listing before you fall in love with it. Gross rent looks great on a spreadsheet; effective rent, minus every recurring bill, tells the honest story.
Two inputs trip up new investors, and they are both here on purpose. Vacancy is not optional — no unit stays rented 100% of the time, and budgeting 5–8% for turnover, empty months, and the occasional non-paying tenant keeps your projection grounded. Management fees, typically 8–10% of collected rent, apply even if you self-manage today, because your time has value and you may hand the property off later. Leaving both at zero produces a rosy number you will not actually see.
Notice that maintenance here is a monthly reserve, not this month's repair bill. Roofs, water heaters, and appliances fail on their own schedule, so setting aside a steady amount smooths those lumpy costs into a figure you can plan around. A common rule of thumb is 1% of property value per year, or roughly 5–10% of rent, whichever fits your building's age and condition.
Treat the result as a screening estimate, not a guarantee or financial advice. It does not model capital expenditures, HOA dues, utilities you cover, income taxes, appreciation, or loan paydown — all of which affect your true return. Use it to compare deals quickly, then confirm the winners with detailed numbers and a professional.
Frequently asked questions
What counts as good rental cash flow?
Many investors look for at least $100–$200 of positive monthly cash flow per unit after all expenses, though targets vary by market and strategy. The key is that the number is positive and realistic once vacancy, maintenance, and management are included.
Should I include vacancy if my unit is always rented?
Yes. Even reliably rented units turn over eventually, and a month or two empty per few years is normal. Budgeting a small vacancy percentage keeps your projection honest rather than optimistic.
Is my data uploaded anywhere?
No — this calculator runs entirely in your browser. Your inputs never leave your device, and it works offline once loaded.
Is this calculator free?
Yes, completely free with no sign-up and no limits.
People also ask
How do you calculate cash flow on a rental property?
Take the rent you actually collect (gross rent minus a vacancy allowance), then subtract the mortgage, taxes and insurance, maintenance reserve, and any management fee. What remains is your monthly cash flow; multiply by 12 for the annual figure.
Does cash flow include the mortgage payment?
Yes. Cash flow is what is left after the full mortgage payment (principal and interest) and every other recurring cost, so it reflects the money in hand, not just the operating profit.
Why is my rental cash flow negative?
Usually the mortgage plus taxes, insurance, and reserves exceed the rent you collect after vacancy and management. High leverage, an expensive purchase price, or below-market rent are the common culprits.
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Sources & references
These tools follow our methodology and provide educational estimates only — verify important figures with a qualified professional.