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Rental cash-flow calculator

Compute the monthly cash-flow of a rental after loan, vacancy, running costs and a works provision, with DSCR and break-even occupancy.

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The Rental cash-flow calculator turns Monthly rent, Vacancy and unpaid rent (% of the year), Monthly loan payment, Property tax (yr), Landlord insurance (yr), Non-recoverable service charges (yr), Letting management (% of rent collected), Routine maintenance (% of rent), Major works provision (% of rent), Cash invested (down payment and fees) into Monthly cash-flow, Yearly cash-flow, Net operating income (yr), Debt service coverage (DSCR), Cash-on-cash return, Break-even occupancy, instantly and for free. For instance, with Monthly rent = $850.00, Vacancy and unpaid rent (% of the year) = 5, Monthly loan payment = $700.00, Property tax (yr) = $1,200.00, Landlord insurance (yr) = $250.00, Non-recoverable service charges (yr) = $600.00, Letting management (% of rent collected) = 7, Routine maintenance (% of rent) = 5, Major works provision (% of rent) = 3 and Cash invested (down payment and fees) = $60,000.00 it returns Monthly cash-flow = -$187.86, Yearly cash-flow = -$2,254.30 and Net operating income (yr) = $6,145.70.

How to use it

  1. Enter your values: Monthly rent, Vacancy and unpaid rent (% of the year), Monthly loan payment, Property tax (yr), Landlord insurance (yr), Non-recoverable service charges (yr), Letting management (% of rent collected), Routine maintenance (% of rent), Major works provision (% of rent), Cash invested (down payment and fees).
  2. Read the result instantly: Monthly cash-flow, Yearly cash-flow, Net operating income (yr), Debt service coverage (DSCR), Cash-on-cash return, Break-even occupancy.

Frequently asked questions

What does the Rental cash-flow calculator actually compute?

It takes Monthly rent, Vacancy and unpaid rent (% of the year), Monthly loan payment, Property tax (yr), Landlord insurance (yr), Non-recoverable service charges (yr), Letting management (% of rent collected), Routine maintenance (% of rent), Major works provision (% of rent) and Cash invested (down payment and fees) and derives Monthly cash-flow, Yearly cash-flow, Net operating income (yr), Debt service coverage (DSCR), Cash-on-cash return and Break-even occupancy from them. The calculation is live as you type, so the result updates on every change.

What information do I need to provide?

10 values: Monthly rent ($), Vacancy and unpaid rent (% of the year), Monthly loan payment ($), Property tax (yr) ($), Landlord insurance (yr) ($), Non-recoverable service charges (yr) ($), Letting management (% of rent collected), Routine maintenance (% of rent), Major works provision (% of rent) and Cash invested (down payment and fees) ($). Nothing else is required — no account, no file upload.

Can you show a worked example?

With Monthly rent = $850.00, Vacancy and unpaid rent (% of the year) = 5, Monthly loan payment = $700.00, Property tax (yr) = $1,200.00, Landlord insurance (yr) = $250.00, Non-recoverable service charges (yr) = $600.00, Letting management (% of rent collected) = 7, Routine maintenance (% of rent) = 5, Major works provision (% of rent) = 3 and Cash invested (down payment and fees) = $60,000.00, the calculator returns Monthly cash-flow = -$187.86, Yearly cash-flow = -$2,254.30 and Net operating income (yr) = $6,145.70. Those figures come from running this exact tool, so you can reproduce them by entering the same values.

What happens if I enter larger values?

It moves a lot. Using Monthly rent = $1,700.00, Vacancy and unpaid rent (% of the year) = 10, Monthly loan payment = $1,400.00, Property tax (yr) = $1,320.00, Landlord insurance (yr) = $500.00, Non-recoverable service charges (yr) = $1,200.00, Letting management (% of rent collected) = 14, Routine maintenance (% of rent) = 10, Major works provision (% of rent) = 6 and Cash invested (down payment and fees) = $120,000.00 instead, Monthly cash-flow goes from -$187.86 to -$607.87 — which is why it is worth testing a few scenarios rather than trusting a single figure.

What does it give for smaller values?

Scaled down to Monthly rent = $425.00, Vacancy and unpaid rent (% of the year) = 2.5, Monthly loan payment = $350.00, Property tax (yr) = $1,080.00, Landlord insurance (yr) = $125.00, Non-recoverable service charges (yr) = $300.00, Letting management (% of rent collected) = 3.5, Routine maintenance (% of rent) = 2.5, Major works provision (% of rent) = 1.5 and Cash invested (down payment and fees) = $30,000.00, Monthly cash-flow comes out at -$92.54. The relationship is worth checking at both ends before you rely on a single result.

When would I actually use this?

Setting or checking a rent, working out the yield a property really returns, and splitting a part-month at the start or end of a tenancy.

What is the most common mistake?

Quoting a gross yield. Once charges, tax, insurance, management and vacancy are taken out, the net figure is routinely a third to a half lower.

What is the difference between the Rental cash-flow calculator and the Rental property calculator?

This one returns Monthly cash-flow and Yearly cash-flow; the Rental property calculator returns Monthly mortgage (P&I) and Monthly cash flow. That is the whole difference — open the one whose figure you need.

Is there a tool for the next step?

Rental yield calculator is the closest one after this: Compute the gross and net rental yield of an investment property, after acquisition costs, vacancy and running costs.

What else is worth having open alongside it?

Cash-on-cash return calculator and Gross rent multiplier calculator — they come up in the same task often enough to be worth a second tab.

Further reading

All guides →
How-toHow to Calculate Rental Cash Flow (And the Yield You Need to Break Even)Rent minus charges minus the loan. On an 80 percent mortgage at 3.5 percent over 25 years, a rental only breaks even from about 7.1 percent gross yield — here is the full calculation.GuideFurnished or Unfurnished in France: the Real Gap Once Tax Is PaidFurnishing a flat moves it from one tax code to another: 50 % of the rent is written off instead of 30 %, and a landlord on the full regime can depreciate the building. Since 15 February 2025 that depreciation is clawed back on sale, which changes the whole calculation.ExplainerWhat Is a Cap Rate, and What Counts as a Good OneCap rate is net operating income divided by price — a return that deliberately ignores your mortgage. Here is how to compute it, and why a high one is a warning as often as a bargain.How-toHow to Calculate Rental Yield (Gross vs Net)How to calculate rental yield: the gross formula (annual rent ÷ price), the net version after costs, and what counts as a good yield.ExplainerWhat a Rental Property Actually EarnsGross rent minus mortgage says $15,934. The real cash flow is $1,392.56. Here is the full profit-and-loss account line by line, and the four separate returns a rental produces — of which cash flow is the smallest.ComparisonRenting vs Buying a Home: Which Is Better?Renting vs buying, compared honestly: the break-even horizon, the opportunity cost of a down payment, and the situations where each option wins.