Monthly Cash Flow
Rent minus every monthly cost, including the mortgage. Positive means the property pays you; negative means you cover the difference.
Rental Property Calculator
Rental Property Calculator
Enter a price, rent and financing once and see your cash flow, DSCR, cap rate and cash-on-cash return, compare conventional investment, DSCR and paying without a loan side by side, and project 2, 5 and 30 years ahead — for Orlando and Central Florida rental properties.
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Rental Property Calculator
Enter your numbers once — both tabs share them and update instantly. These are planning estimates only, not a loan offer or a guarantee of returns.
Your Upfront Numbers
Loan Amount
$300,000
Amount borrowed
Down Payment
$100,000
Closing Costs
$12,000
Points
$0
None
Total Cash Needed
$112,000
Down + closing + points + leasing fee
Monthly Breakdown
Principal & Interest
$2,047
PMI
$0
None for this loan
Taxes
$458
Insurance
$150
HOA
$100
Management
$266
10% of collected rent
Vacancy
$140
Maintenance
$140
CapEx Reserve
$140
Total Monthly Expenses
$3,441
Everything, including the mortgage
Your Results
Net Monthly Cash Flow
−$641
Shortfall you would pay each month
Annual Cash Flow
−$7,690
Cash-on-Cash Return
-6.87%
NOI (per year)
$16,868
Cap Rate
4.22%
DSCR
1.02
Meets 1.00 minimum
Gross Rent Multiplier
11.9
1% Rule Check
0.70%
Below the 1% rule of thumb
Break-Even Occupancy
120.4%
Where Your Rent Goes Each Month
- Mortgage (P&I + insurance)$2,047
- Taxes$458
- Insurance$150
- HOA$100
- Management$266
- Vacancy$140
- Maintenance$140
- CapEx$140
- Shortfall you cover−$641
Compare Financing Options
Same price, rent and expenses — each option at its typical default rate and points.
| Scenario | Cash to Close | Monthly Payment | Monthly Cash Flow | DSCR | Cash-on-Cash | Cap Rate |
|---|---|---|---|---|---|---|
| Conventional 25% down7.25% rate | $112,000 | $2,047 | −$641 | 1.02 | -6.87% | 4.22% |
| Conventional 15% down7.25% rate | $72,000 | $2,489 | −$1,084 | 0.88 | -18.06% | 4.22% |
| DSCR 25% down7.75% rate · 1.5 pts | $133,645 | $2,149 | −$744 | 0.98 | -7.66% | 4.22% |
| DSCR 20% down7.75% rate · 1.5 pts | $114,805 | $2,293 | −$887 | 0.93 | -10.99% | 4.22% |
| Paying without a loan | $412,000 | $0 | $1,406 | — | 4.09% | 4.22% |
Plain English
What These Numbers Mean
NOI (Net Operating Income)
Yearly rent collected minus operating expenses such as taxes, insurance, management and repairs — before any mortgage payment.
Cap Rate
NOI as a percentage of the purchase price. It shows what the property itself earns, no matter how it is financed.
Cash-on-Cash Return
Your yearly cash flow as a percentage of the cash you put in to buy it. It answers: what am I earning on my own money?
Property Management Fee
What a professional manager charges to find tenants, collect rent and handle repairs — commonly about 10% of rent collected. Self-managing saves the fee but costs your time.
Vacancy Reserve
A cushion for the weeks a rental sits between tenants, so one empty month doesn't upset your budget.
CapEx (Capital Expenditures)
Money set aside for big, infrequent replacements like a roof, AC system or water heater. Saving a little each month avoids a large surprise later.
DSCR (Debt Service Coverage Ratio)
Monthly rent divided by PITIA. Above 1.00 means the rent covers the full housing payment; many lenders give their best pricing at 1.25 or higher.
DSCR Loan
An investment-property loan qualified on the property's rent rather than your personal income. Rates and down payments are usually higher than a conventional loan.
PITIA
Principal, interest, taxes, insurance and association (HOA) dues — the full monthly housing payment a lender looks at.
Points
An upfront fee paid to the lender at closing. One point equals 1% of the loan amount.
Prepayment Penalty
A fee some investment loans charge if you pay the loan off early by selling or refinancing — for example 3%, 2% and 1% of the balance in years one to three.
Interest-Only
A period where the payment covers only interest, so the balance doesn't go down. Payments rise when principal repayment begins.
Reserves
Cash a lender wants you to keep in the bank after closing, often several months of PITIA. It stays yours but can't be spent on the purchase.
Gross Rent Multiplier
Purchase price divided by yearly rent. A quick way to compare properties — lower generally means more rent for each dollar of price.
PMI / Mortgage Insurance
Insurance that protects the lender when your down payment is under 20%. Conventional PMI usually ends once you owe 80% or less of the original price.
Equity
The home's value minus what you still owe on it. It grows as you pay down the loan and as the home appreciates.
IRR / Annualized Return
A single yearly rate of return that accounts for when each dollar goes in and comes out, including the sale. It makes different hold periods easy to compare.
These figures are estimates for planning purposes only. They are not a loan offer, and not tax, legal or investment advice. Rental properties generally cannot be purchased with owner-occupied FHA or VA loans. DSCR and conventional investment-loan terms, points, reserves and prepayment penalties vary by lender. Please confirm every number with your lender and CPA before you buy.
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