Rental Property Cash Flow Calculator — State-Specific Property Tax

Analyze rental property investments with state-specific tax rates for all 50 states. Calculate cash flow, cap rate, cash-on-cash return, NOI, DSCR, and.

✓ Formula verified: January 2026For informational purposes only

Rental Property

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Enter Values

Purchase Price*Total acquisition price of the property

Down Payment*Cash down payment (investment properties typically require 20–25%)

Closing Costs & RepairsUpfront closing costs, inspections, and any initial repairs

Mortgage Interest Rate*Annual mortgage interest rate for investment property loan

Loan Term*Number of years to repay the mortgage

Monthly Gross Rent*Total monthly rental income at full occupancy

Vacancy RateExpected percentage of time the property sits vacant (national average ~5–8%)

Property Tax by StateSelect a state to auto-fill the average effective property tax rate. Select "Custom" to enter manually below.

Annual Property Tax ($)Annual property tax. If a state is selected above, this is auto-calculated. Override manually if needed.

Annual Landlord InsuranceAnnual landlord/rental property insurance premium (typically $100–$200/month)

Monthly HOA FeesCritical for condos and planned communities. HOA fees can significantly impact cash flow — enter monthly amount.

Maintenance & CapEx BufferAnnual maintenance and capital expenditure reserve as % of gross rent (rule of thumb: 10–15%)

Property Management FeeMonthly property management fee as % of gross rent (leave 0 if self-managing)

Monthly Cash Flow

-$475.09

Annual Cash Flow

▼ -$5,701

Cash-on-Cash Return

▼ -7.13%

Cap Rate

4.92%

Net Operating Income (NOI)

$17,220/yr

Debt Service Coverage Ratio

▼ 0.75x

Gross Rent Multiplier

▲ 11.7x

Monthly Mortgage Payment

$1,910.09

What if your purchase price changes? $315000 → -$236.33 · $350000 → -$475.09 · $385000 → -$713.86

Scenario Comparison

Conservative (5%)

$16,470.09

$6,470.09 interest

Your scenario (7%)

$20,096.61

$10,096.61 interest

Aggressive (10%)

$27,070.41

$17,070.41 interest

High-risk (14%)

$40,224.71

$30,224.71 interest

Best return

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Cap Rate Calculator Rent vs. Buy ARV & Flipping House Affordability

Cash Flow Waterfall

Monthly Cash Flow Breakdown

How your gross rent flows down to net cash flow after all deductions

Gross Rent

$2,500.00/mo

minus vacancy

Vacancy Loss

-$125.00/mo

Effective Gross Rent

$2,375.00/mo

minus expenses

Operating Expenses

-$940.00/mo

Net Operating Income

$1,435.00/mo

minus mortgage

Mortgage / Debt Service

-$1,910.09/mo

Net Cash Flow

-$475.09/mo

This property runs a $475/month cash flow deficit — you would need to contribute out-of-pocket each month.

Key Investment Metrics

Cap Rate

4.92%

Cash-on-Cash Return

-7.13%

DSCR

0.75x

1% Rule Check

Monthly rent should equal at least 1% of purchase price to likely generate positive cash flow.

$2,500/mo ÷ $350,000 = 0.71%(need ≥ 1%)

FAIL

0.71%

0%1% threshold2%+

Gross Monthly Rent	$2,500.00/mo
− Vacancy Loss	-$125.00/mo
= Effective Gross Rent	$2,375.00/mo
− Operating Expenses	-$940.00/mo
= Net Operating Income (NOI)	$1,435.00/mo
− Mortgage / Debt Service	-$1,910.09/mo
= Net Cash Flow	-$475.09/mo

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