Rental Property Cash-Flow Calculator

See what a rental property could leave after operating expenses, mortgage payments and money set aside for major repairs. Compare two sets of assumptions before deciding what to investigate further.

Work through your numbers →

Try your own numbers

Compare the property and financing assumptions.

Start with the illustrative example, then replace its figures. Keep one scenario to compare it with your changes. Your entries stay in this page; refreshing clears them.

Enter rent and ongoing costsSwitch units without changing the scenario. Purchase costs and mortgage amounts stay unchanged.

1Purchase and initial cash

Purchase price ($)Closing costs ($)Taxes and purchase costs, excluding your down payment, initial renovations and reserves.Initial renovation costs ($)Initial cash reserve ($)

Need a closing-cost estimate? Use the Ontario purchase-cost tool → Its result can be brought back here for eligible one- or two-residence resale purchases.

2Income and ongoing costs

Scheduled annual rent ($)Rent before vacancy. Use current or supported proposed rents.Other annual income ($)Parking, laundry or other income, after any allowance for losses.Vacancy and rent loss (%)Annual property taxes ($)Annual property insurance ($)Annual landlord-paid utilities ($)Annual repairs and maintenance ($)Annual management costs ($)Other annual operating costs ($)Annual capital reserve contribution ($)Money set aside for major replacements. Shown separately from operating expenses.

3Purchase mortgage

Mortgage amount ($)Annual interest rate (%)Amortization (years)

Interest compoundingUse the convention in this mortgage’s terms.

Include a second mortgage

Your illustration

What the numbers show

Calculate the example or enter your figures.

A first-year estimate before income tax. Capital reserves reduce spendable cash here; principal repayment is part of the mortgage payment, not an operating expense. No appreciation or sale proceeds are assumed.

Understand equity and refinancing →

How to read the results

Understand what the calculation includes.

Separate property operations from financing

The calculation starts with scheduled rent (monthly inputs are converted to annual amounts), subtracts your vacancy allowance, and adds other income. Property taxes, insurance, utilities, repairs, management and other operating costs are then deducted to find net operating income. Mortgage payments and capital reserve contributions come afterwards.

See both cash flow and cash invested

Initial cash includes the purchase price less both purchase mortgages, plus closing costs, initial work and your starting reserve. Cash-on-cash return compares annual cash flow after ongoing reserve contributions with that initial cash. Cap rate compares net operating income with the purchase price, before financing. Neither measure includes income tax or appreciation.

Test the assumptions that could change the result

Keep a scenario, then try lower rent, a larger vacancy allowance, higher expenses or a different mortgage rate. A negative result is a cash requirement to plan for. A positive result depends on the income and expenses actually occurring.

Bring the numbers into your financing plan.

A calculator helps you test assumptions. Streetwise can review the property, financing terms and your wider plans together.

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