320,000 purchase, 20% down, 2,800 rent
Price $320,000.00, down payment $64,000.00, rent $2,800.00 a month.
Cash flow $269.91 a month. Cap rate 7.08%. Cash-on-cash 5.06%.
Rental property cash flow calculator
Rent, minus the months the place sits empty, minus costs, minus the mortgage.
Cap rate ignores the loan. Cash-on-cash uses the down payment. Price rises and income tax are not included.
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Monthly cash flow
$269.91
$3,238.87 a year. Mortgage $1,618.09.
- Cash-on-cash
- 5.06%
- Cap rate
- 7.08%
- ROI
- 5.06%
- Break-even occupancy
- 85.4%
Next: Mortgage pointsWhether points cut that mortgage enough.
How this is calculated
Cash flow, cap rate, and cash-on-cash
cash flow = rent × (1 − vacancy) − costs − mortgage
| cap rate | A year of rent after vacancy and costs, divided by the purchase price. The mortgage is not in it. |
|---|---|
| cash-on-cash | A year of cash flow divided by the down payment. ROI on this page is that same figure. |
Break-even occupancy is the share of the rent you must collect to cover costs and the mortgage. Above 100% means the rent is too low even with no vacancy.
The mortgage uses the same reducing-balance payment as the loan EMI calculator.
Worked examples
Loading an example fills the tool and scrolls you back to the result. Money examples stay in US dollars on the page. The symbol you picked changes; the numbers do not convert.
A thinner rent and a smaller down payment
Price $320,000.00, down payment $32,000.00, rent $1,800.00 a month.
Cash flow −$840.07 a month. Cap rate 4.04%. Cash-on-cash −31.50%.
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<iframe src="/embed/rental-property-cash-flow-calculator" title="Rental cash flow" width="100%" height="720" style="border:0;max-width:42rem" loading="lazy"></iframe>Questions
Why are cap rate and cash-on-cash different?
Cap rate looks at the building and ignores how you paid for it. Cash-on-cash looks at the cash you put in and includes the mortgage.
Where is appreciation?
Not in the result. A price rise is not cash flow, and this page does not guess one.
Are the tax and insurance yearly?
No. Every cost on this page is a monthly amount, so it lines up with the rent.