Cash Flow Calculator

As-Is vs Pro Forma — side by side, live as you type. Share or email your results.

Inputs Shared — applies to both

Purchase & Financing

Purchase Price ?

Down Payment % ?

Interest Rate ?

Loan Term (years)

Income

Current Monthly Rent ?

Pro Forma Rent ?

Other Monthly Income ?

Expenses

Vacancy (As-Is) ?

Vacancy (PF) ?

Property Tax/mo ?

Insurance/mo ?

Maintenance (As-Is) ?

Maintenance (PF) ?

Mgmt Fee ?

HOA/mo

Renovation (Pro Forma only)

Rehab Budget ?

After Repair Value (ARV) ?

As-Is Today Current condition

Enter purchase price and rent to see results

Cash Flow / mo

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after all expenses

Cash-on-Cash

—

target: 6%+

Cap Rate

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on purchase price

Annual NOI

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net operating income

Income & Expense Breakdown

Gross Monthly Rent—

Vacancy Loss—

Effective Income—

Mortgage (P&I)—

Property Tax—

Insurance—

Maintenance—

Management—

HOA—

Net Cash Flow / mo—

More Metrics

Annual Cash Flow—

Gross Rent Multiplier—

Break-Even Rent—

Total Cash Invested—

1% Rule Check—

Pro Forma — After Plan Post renovation / rent increase

Enter pro forma rent to see results

Cash Flow / mo

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vs As-Is

Cash-on-Cash

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vs As-Is

Cap Rate (ARV)

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vs As-Is

Annual NOI

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vs As-Is

Income & Expense Breakdown

Gross Monthly Rent—

Vacancy Loss—

Effective Income—

Mortgage (P&I)—

Property Tax—

Insurance—

Maintenance—

Management—

HOA—

Net Cash Flow / mo—

More Metrics

Annual Cash Flow—

Gross Rent Multiplier—

Break-Even Rent—

Total Cash Invested—

1% Rule Check—

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Purchase Price

What you're paying. For refinances, use current market value.

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Current vs Pro Forma Rent

Enter both: current rent for As-Is, expected market rent after improvements for Pro Forma.

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Vacancy Rate

National SFR average is 6%. Use 8–10% for conservative underwriting or new markets.

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Maintenance %

8–10% of rent for older homes. 2–4% for recently renovated. Applies to collected rent.

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Rehab Budget & ARV

Pro Forma only. Rehab cost is added to cash invested. ARV is property value post-renovation.

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Get a formatted PDF of both As-Is and Pro Forma results sent to your inbox instantly.

Cash flow is the money left each month after collecting rent and paying all expenses — mortgage, taxes, insurance, maintenance, and management. It's the most fundamental metric for buy-and-hold investors. Target at least $100–$200/mo positive cash flow per unit as a minimum.

Cash-on-Cash return measures annual cash flow as a percentage of actual cash invested (down payment + closing costs + rehab). A healthy range is 6–10% for most markets.

Cap rate strips out financing to show property-level returns. Useful for comparing deals regardless of how they're financed. 5–7% is a healthy range for SFR.

Cash Flow Calculator

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