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Enter the purchase price, loan, rent and expenses. See monthly and yearly cash flow, NOI, cap rate, cash-on-cash return, the 1% rule and the break-even rent. Free, no sign-up. Everything runs in your browser and nothing is sent anywhere.
Mortgage is principal and interest only (standard fixed-rate amortization). Percent-of-rent costs are based on the scheduled rent. A planning estimate, not financial, tax or investment advice.
The Rental Property Income and Expense Tracker is an .xlsx for Excel, Google Sheets and Apple Numbers: log each rent payment and expense once and see net cash flow, rent collected vs expected and yearly category totals for up to 10 properties or units, ready for tax time. $7, instant download, no subscription.
Cash flow is what is left each month after collected rent pays every operating expense and the mortgage. Negative cash flow means you add money every month to keep the property.
NOI (net operating income) is collected income minus operating expenses, before the mortgage. Lenders and buyers use it to compare properties regardless of financing.
Cap rate = yearly NOI ÷ purchase price. Cash-on-cash return = yearly cash flow ÷ cash invested (down payment + closing and repair costs).
Break-even rent is the monthly rent at which cash flow is exactly zero with your vacancy and percent-of-rent assumptions.
The 1% rule is a quick filter: monthly rent of at least 1% of the price. Many good deals fail it and many bad ones pass it, so trust the full calculation.
Repairs and big replacements (roof, water heater, appliances) are certain over time, just not every month. Setting aside a percentage of rent keeps one bad month from wiping out a year of cash flow.