Rental Deal Cash-Flow and Exit Analysis
Model nominal pretax rent cash flow, deployed-cash returns and a hypothetical exit using explicit costs and fixed financing assumptions.
What This Calculator Does
Model a rental property's nominal pretax operating cash flow, initial-cash returns and hypothetical sale. Enter spent startup costs separately from idle reserves. Operating assumptions stay fixed; P&I stops at payoff. This is not approval, full accounting profit or a household-liquidity plan.
Who Is This For
Florida rental investors and agents testing entered scenarios, including cash purchases, full vacancy and declines. Use actual quotes or identified assumptions, not universal commissions, insurance costs or lending benchmarks.
How It Works
Enter the price and the down payment (percent or dollars), the total rent for the property, monthly expenses, yearly repairs and vacancy. Enter closing costs paid in cash and other startup cash spent, after credits, using 0 where it is zero. Choose how long you'll own it, the yearly change in value (+ or −) and selling costs. A loan needs a rate and term; all cash doesn't. Units and area are optional. Tick the confirmation and compare cash flow, returns, payback and what the sale leaves you (+ or −).
Frequently Asked Questions
What counts as my upfront cash?
Down payment + closing costs paid in cash + startup cash actually spent, after credits. Leave out reserves you keep, refundable escrow and prepaid or recurring costs counted elsewhere. Spending money doesn't automatically raise the resale value. This is the cash put into the property, not all your household savings; later cash calls and moves in and out of reserves aren't modeled.
Are operating inputs forecasts, and can vacancy reach 100%?
Rent, operating costs, yearly repairs and vacancy stay the same over time. Rent is the total scheduled rent for the property, not per unit. Vacancy can be 0–100%, and the yearly value change −100% to 100% for testing scenarios; these are not official market limits. Income tax, depreciation and mortgage insurance are not included. No live data fills in your assumptions.
How do all-cash purchases, a percent down payment, units and area work?
A down payment equal to the full price needs no rate or term, and DSCR isn't shown. With a loan, payments stop at payoff. A percent down payment is converted to dollars once, to the nearest cent. Units are an optional whole number: 2.0 means 2, not 20. Area keeps 1200.5 sq ft as typed, up to two decimals, with no symbols or commas. Blank or 0 means unknown, not a zero-size property. Units and area don't multiply rent or convert square meters.
How are IRR, average yearly growth and losses different?
IRR counts each year's cash flow at the end of that year and the sale in the last year. It is searched between −99% and 1000%; if the cash flows allow no single answer, IRR shows as not available rather than a forced rate. Average yearly growth compares only what you start and end with; it doesn't account for when cash arrives or for reinvesting it. If you end with nothing or less, it shows −100% as a loss marker, not a real growth rate or a cap on dollar losses. Negative amounts keep their minus sign.
What does "months until cash flow returns your cash" mean?
It adds up rent cash flow, with your assumptions unchanged and loan payments stopping at payoff, and ignores the sale. A date after the period you own the property is a projection, not a plan; "never" and "no upfront cash" are shown separately. A negative first year can still pay back after the loan is paid off. The separate simple payback assumes the first year's monthly cash flow forever and is not a forecast. Neither includes the sale.
Do the rules of thumb or the sale result prove approval or profit?
The DSCR 1.25/1.00 and GRM 10/15/20 bands are rules of thumb, not universal rules or grades. NOI excludes the loan payment; GRM uses rent before vacancy. With zero rent, GRM and break-even occupancy can't be calculated. Equity is before selling costs; cash from the sale subtracts them and the loan balance due on schedule, not an actual payoff or tax settlement. Results above $10 trillion can't be shown; this is a calculator limit, not a forecast or lending limit. Check quotes separately.