Rental Cash-Flow Calculator
Estimate monthly cash flow after expenses and reserves.
Your scenario
Total scheduled rent before any expenses.
This is not a quote; test any rate.
Yearly amount; we divide by 12.
Yearly amount; we divide by 12.
Leave blank if none.
Percent of rent set aside for turnover and vacant months.
Percent of rent set aside for repairs and upkeep.
Percent of rent; set to 0 if you self-manage.
Utilities you cover, landscaping, and anything else; leave blank if none.
Results
Fill in the fields to see your result; it updates as you type.
This calculator is for educational purposes only and does not constitute a loan approval, pre-qualification, commitment to lend, or quote of rates or terms. Actual qualification is determined by full underwriting, including an appraisal with a market rent analysis (Form 1007) or executed lease where applicable. Program guidelines vary by scenario. Loancutters Inc. dba Evoque Lending, NMLS #337415, CA DRE #01521538. Equal Housing Opportunity.
How to read the result
Monthly cash flow is what's left of the rent after the loan payment, taxes, insurance, dues, and the operating reserves you set aside for vacancy, maintenance, and management. The breakdown list shows exactly where each dollar goes, and the annual figure simply multiplies the month by twelve; real years are lumpier, with expenses arriving in clusters rather than on schedule.
The reserve percentages are editable working assumptions, not rules. Older properties and short-term rentals usually deserve heavier maintenance and vacancy figures; a newer property with a long-term tenant might justify lighter ones. If a deal only works when every reserve is set to zero, the calculator is telling you something.
What lenders actually use
Here's a useful distinction: lenders generally qualify investment properties on a coverage ratio; rent against the full loan payment; rather than on your line-item operating budget. That means a property can clear a lender's math while still running thin on true cash flow once reserves are honest. This tool exists so you can see both pictures side by side.
Your own numbers should usually be more conservative than anything underwriting requires. Guidelines vary by program and scenario; contact us if you want to talk through how a particular property is likely to be viewed.
Common questions
What is a vacancy reserve and why include it?
It's a slice of rent set aside for the months a unit sits empty between tenants and for turnover costs. Even great rentals have gaps, so budgeting a percentage every month keeps one vacant month from feeling like a crisis.
Should I include management fees if I self-manage?
Many experienced investors budget one anyway; your time has value, and if you ever hand the property to a manager the deal should still work. If you prefer, set it to zero and see the difference.
Is negative cash flow always a bad deal?
Not automatically. Some investors accept thin or negative near-term cash flow for equity growth, rent upside, or a planned refinance. What matters is going in with honest numbers and the reserves to sustain the plan.
Why doesn't this match my lender's numbers?
Lenders qualify on a coverage ratio using verified rent, taxes, and insurance; not your full operating budget. This calculator is a planning tool for you, not a preview of underwriting output.