Rental property investment calculator
Estimate a rental property's monthly cash flow, operating return, mortgage paydown, equity and projected proceeds after a future sale. Compare properties or assumptions side by side.
Additional costs — None
Less-common fixed owner-paid operating costs. Both grow with the expense-inflation assumption.
Property summary
Financing, break-even and selected-horizon sale values for every scenario.
Scenario comparison
First-year rent
Each scenario separates vacancy and operating costs from NOI, then reserve and financing from owner cash flow.
Operating cash-flow sensitivity
Annual cash flow
Sale proceeds stay out of annual operating columns. Within each scenario, light to dark shows income, operating expenses, reserve, interest and principal; tooltips include net cash flow.
Property value and equity
One scenario shows value, balance and the equity gap; scenario comparison draws only the selected metric.
Capital flows
Initial and later contributions build invested cash; positive operating cash flow and optional sale proceeds build returned cash for every scenario.
Profit sources
Sale-enabled scenarios reconcile rental cash flow, principal paydown, appreciation and transaction costs to nominal profit; other scenarios remain aligned with blank rows.
Sale-year sensitivity
Every sale-enabled scenario uses the same monthly operating model at each possible exit. Selected holding years are marked; NPV is not calculated.
Year 1 operating statement
Annual projection
| Year | Scenario | Effective income | Operating expenses | Net operating income | Capital reserve | Mortgage interest | Mortgage principal | Pre-tax cash flow | Ending loan balance | Property value | Projected equity |
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What this model assumes
- One aggregate long-term residential property and one optional fixed-rate mortgage are modeled in nominal dollars.
- Rent and fixed expenses step once per property year; vacancy stays constant within a scenario.
- NOI excludes the capital reserve and financing. Pre-tax cash flow deducts both reserve and the full mortgage payment.
- Modeled sale proceeds are added only after the selected year’s final mortgage payment. Turn sale modeling off to keep sale, profit and return metrics unavailable.
- Taxes, depreciation, recapture, passive-loss rules, refinance structures and investment advice are outside this calculator.
Calculations are estimates based on your assumptions and are not financial, tax, legal, lending or investment advice. Actual rents, expenses, financing and sale results may differ. Read the financial disclaimer.