Real Estate Cash Flow Calculator
Comprehensive RE cash flow.
Calculate real estate cash flow including operating expenses, debt service, and a capex reserve — the number landlords actually live on.
What this tool does
Real estate cash flow combines gross rent minus vacancy minus operating expenses minus debt service minus capex reserve. Given annual gross rent, vacancy percentage, operating expenses, annual debt service, and capex reserve percentage, this calculator returns net cash flow—the actual money remaining after accounting for lost rent, day-to-day property costs, loan repayment, and funds set aside for major repairs or replacements. Vacancy rate and operating expenses typically have the largest impact on the final figure. The result illustrates a single-year snapshot based on the inputs provided; it assumes stable occupancy and expense levels and does not account for tax obligations, insurance variations, or long-term property appreciation. Use this to model how different expense or vacancy scenarios affect available cash.
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Formula Used
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Calculations or display — let us know.
Disclaimer
Results are estimates for educational purposes only. They do not constitute financial advice. Consult a qualified professional before making financial decisions.
Comprehensive real estate cash flow calculator including capex reserve - the often-forgotten line that separates accurate from optimistic projections. Capex reserve (5-10% of effective gross income) covers major expenses (roof, HVAC, kitchen) that don't show in monthly numbers but eventually crush returns if ignored.
Example: 24k gross rent annual, 5% vacancy = 22.8k effective gross. 8k operating expenses, 1.14k capex reserve (5%), 14k debt service = -340 annual cash flow. Tight margin even before factoring full capex reality (replacing roof every 25 years = 15k = 600/year amortised). Many 'positive cash flow' rentals show losses once full capex captured.
Operating expenses to include: property management (8-12% of gross), maintenance (5-10%), property taxes, insurance, HOA/service charges, utilities (if landlord-paid), marketing/turnover costs. Capex reserve covers 'big ticket' items: roof (25-year life, 4% per year), HVAC (15-year, 7%), kitchen/bath remodels (15-25 year, 4-7%), exterior paint (10-year, 10%), water heaters (10-year, 10%). 5-10% of EGI is conservative starting point.
Quick example
With annual gross rent of 24,000 and vacancy of 5% (plus annual operating expenses of 8,000 and annual debt service of 14,000), the result is -340.00. Change any figure and watch the output shift — it's often more useful to see the pattern than to memorise the formula.
Which inputs matter most
You enter Annual Gross Rent, Vacancy %, Annual Operating Expenses, Annual Debt Service, and Capex Reserve %. Not every input has equal weight. Adjusting one input at a time toward extreme values shows which ones move the result most.
What's happening under the hood
Effective gross - operating expenses - capex reserve - debt service. The formula is listed in full below. If the number looks off, you can retrace the calculation by hand — that's the point of showing the working.
Why run this
Running the numbers makes the trade-offs concrete. Small changes in the inputs can move the result more than intuition suggests, which is hard to judge without working it out.
What this doesn't capture
This is a simplified model that holds its assumptions constant. Real outcomes vary with market conditions, costs, taxes, and timing, so the figure is best read as one scenario rather than a forecast.
£24,000 rent, 5% vacancy, £8,000 ops, £14,000 debt = -$340.00.
Inputs
This example uses typical values for illustration. Adjust the inputs above to match a specific situation and see how the result changes.
Sources & Methodology
Methodology
The calculator computes annual cash flow by starting with gross rental income, then adjusting for expected vacancy losses at the rate you specify. It subtracts annual operating expenses, which cover property maintenance and management costs. A capital expenditure reserve is deducted as a percentage of effective gross income to model ongoing replacement and repair needs. Finally, annual debt service payments are subtracted to account for mortgage or loan obligations. The result represents cash flow available after these major outflows. The model assumes constant income and expense levels throughout the period, applies a linear vacancy adjustment, and treats capex as a fixed percentage of effective rental income rather than modeling actual timing or variability of capital projects.
References
Frequently Asked Questions
Why include capex reserve?
Conservative vs optimistic estimates?
Operating expenses to include?
Cash flow for tax purposes?
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