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Free investment property cash flow calculator for landlords and investors. Model monthly rent, vacancy, operating expenses, mortgage P&I, and optional purchase-price cap rate—before you close on a rental.
Last updated: April 18, 2026
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Expected uncollected rent as % of gross rent
Principal and interest only (not escrowed tax/insurance)
EGI = effective gross income after vacancy. Percent fees apply to EGI.
Utilities (landlord-paid), landscaping, software, etc.
Monthly Cash Flow (pre-tax)
$414
Annual: $4,970
Indicative cap rate (NOI ÷ price)
6.39%
Investor notes
Outputs
Cash flow & NOI
Align assumptions with your lender’s P&I quote and insurance quotes.
Vacancy %
Adjustable
See how cash flow changes from 3% to 15% vacancy.
NOI ÷ price
Indicative cap
Compare to market cap rates for similar asset classes.
Line items
Monthly dollars
Separate mortgage P&I from operating costs for clearer NOI.
Fees
Mgmt + maint %
Match your market’s typical property management take.
Annual cash flow
Pre-tax
Use with your tax advisor for depreciation and passive activity rules.
Default scenario: $2,800/mo gross rent, 5% vacancy, $1,450 P&I, operating costs as set in the calculator, $350k purchase:
Monthly cash flow
~$414
Annual cash flow
~$4,970
Indicative cap
6.4%
We start with effective gross income after vacancy, subtract operating expenses (taxes, insurance, HOA, management, maintenance reserve, and other monthly costs) to estimate NOI, then subtract mortgage principal and interest to get pre-tax cash flow. If you enter a purchase price, we show an indicative cap rate as annual NOI divided by price.
EGI = Gross rent × (1 − vacancy%)NOI ≈ EGI − (tax + insurance + HOA + other + mgmt + maint reserve)Monthly cash flow ≈ NOI − monthly P&IIndicative cap rate ≈ (NOI × 12) ÷ purchase priceYour escrow structure may combine tax and insurance with the mortgage—here they are separated so NOI matches standard investor definitions.
From gross rent to NOI to cash after debt service
Also try our cap rate calculator and rental ROI calculator.
Get a Custom CalculatorChange any input to match your property—especially insurance, taxes, and mortgage payment from your lender. Cap rate requires a purchase price you believe is realistic for the deal.
Not financial advice; for education and estimation only.
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