How is cash flow computed?

NOI minus annual P&I. NOI is rent after vacancy and operating expenses. The mortgage payment uses the remaining loan (price − down payment).

Annual cash flow ÷ (down payment + closing costs). All-cash deals use the full price as cash invested if you set the down payment equal to price.

NOI ÷ annual debt service. Lenders often want 1.20 or higher. All-cash shows “All cash.”

Put them in operating expenses, not in the loan payment. This P&I is principal and interest only.

No. The amortization stays in this tab.

Runs in your browser · Last updated 5 September 2026

Free Rental Property Cash Flow Calculator (US)

Free rental property cash flow calculator. Monthly cash flow, cash-on-cash, and DSCR after vacancy, expenses, and P&I. Browser tool — nothing is uploaded.

Purchase price ($)Monthly rent ($)Vacancy %Annual operating expenses ($)Down payment ($)Loan rate %Loan term (years)Closing costs ($)

Cash flow = NOI − annual P&I. Cash-on-cash uses down payment + closing. Cap rate still ignores the loan. Not a lender underwrite.

Monthly cash flow

$210.79

Annual cash flow

$2,530

Cash-on-cash

4.52%

NOI

$19,080

Monthly P&I

$1,379.21

DSCR

1.15

Cap rate

6.81%

Loan amount

$224,000

Cash invested

$56,000

How to use this tool

Enter price, rent, vacancy, and operating expenses.
Enter down payment, rate, term, and optional closing costs.
Read monthly cash flow, cash-on-cash, DSCR, and cap rate.

Worked example

Same $280,000 / $2,200 rent deal with 20% down ($56,000) at 6.25% for 30 years: NOI stays $19,080, P&I is about $1,379 a month, and cash flow is a few hundred dollars a year after debt — cash-on-cash in the mid-single digits. Stretch the rent or the down payment and the sign flips. Building depreciation is a separate non-cash line — use the MACRS 27.5-year calculator.

Frequently asked questions

How is cash flow computed?: NOI minus annual P&I. NOI is rent after vacancy and operating expenses. The mortgage payment uses the remaining loan (price − down payment).
Cash-on-cash?: Annual cash flow ÷ (down payment + closing costs). All-cash deals use the full price as cash invested if you set the down payment equal to price.
What is DSCR?: NOI ÷ annual debt service. Lenders often want 1.20 or higher. All-cash shows “All cash.”
Taxes and insurance?: Put them in operating expenses, not in the loan payment. This P&I is principal and interest only.
Uploaded?: No. The amortization stays in this tab.