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Rental property yield and cash-flow calculator

Test a rental-property scenario using the costs that apply where you live. Separate the property's operating return from financing and pre-tax cash flow.

Updated 24 August 2026 · International English pilot

Enter your assumptions

Calculations run locally in your browser. The values you enter are not sent to us.

Loan type

Gross rental yield

8.64%

Net operating yield

4.89%

Monthly pre-tax cash flow

-$82

Cash-on-cash return

-1.04%

Annual pre-tax breakdown

Total project cost
$270,000
Initial cash invested
$95,000
Loan amount
$175,000
Monthly debt payment
$1,181.61
Rent after vacancy
$20,520
Operating expenses
$7,326
Annual net operating income
$13,194
Debt service coverage (DSCR)
0.93

Before income and capital-gains taxes

Educational estimate calculated in your browser. It excludes appreciation, income taxes, selling costs, special assessments, exceptional arrears and future interest-rate changes. Enter costs that apply to your location and seek qualified advice when the decision is material.

What the calculator measures

Gross rental yield divides potential annual rent by purchase price. Net operating yield first adjusts rent for vacancy and deducts property taxes, insurance, service charges, maintenance, management and other operating expenses. It then compares net operating income with total acquisition and renovation cost.

Mortgage payments are kept separate. This lets you distinguish the economics of the property from the effect of leverage. Pre-tax cash flow equals net operating income minus annual debt service; cash-on-cash return divides that cash flow by your initial cash investment.

Why taxes are not automated

This page serves English-speaking users in several jurisdictions. Transfer taxes, property taxes, income-tax deductions and mortgage rules differ across countries, states and provinces. A single automatic tax percentage would be misleading. Enter the acquisition and recurring costs that apply to the property and treat all results as pre-income-tax estimates.

Run at least three scenarios

  1. Base: documented rent, financing and property costs.
  2. Conservative: more vacancy, maintenance and a higher borrowing rate.
  3. Stress: missed rent plus a major repair entered under other annual costs.

Important limitations

  • No forecast of house prices, rent growth or resale value.
  • No income tax, capital-gains tax or selling costs.
  • No variable-rate path, refinancing or early repayment model.
  • No guarantee of occupancy, payment, liquidity or investment return.

Use local official sources and qualified legal, tax and property professionals before making a material decision.