Know exactly what your rental is really earning - in about thirty seconds.
Enter your numbers and every figure updates as you type. Nothing is sent anywhere - the whole calculation runs in your browser.
The property
The mortgage
Running costs
| Monthly mortgage payment | - |
|---|---|
| Annual rent after voids | - |
| Annual running costs | - |
| Monthly cash flow | - |
| Annual cash flow | - |
| Cash invested | - |
| Cash-on-cash return | - |
| Break-even rent (monthly) | - |
What these numbers mean
- Gross yield - the flattering number every listing quotes. Annual rent divided by purchase price, ignoring every cost you will ever pay.
- Net yield - the honest one, after voids, management and maintenance come out.
- Monthly cash flow - what actually reaches your account once the mortgage is paid.
- Cash-on-cash return - the return on the money you genuinely put in, deposit plus purchase costs.
- Break-even rent - the monthly figure below which the property costs you money.
Why the gap matters
The defaults above describe a property bought at 180,000 renting at 1,400 a month. On paper that is a 9.3% gross yield, which looks excellent. The honest figure is 6.8% net, with about 196.58 a month genuinely reaching your account.
That gap is the whole game, and most landlords never see it because nobody ever made them do the second calculation. Change the interest rate to 7% above and watch the cash flow nearly vanish while the yield barely moves.
When you outgrow this
This calculator handles one property at one moment in time. Useful for judging a deal, not much use in March when you are trying to remember what you spent on that boiler in August.
The Rental Property Tracker is the same engine across seven tabs - up to twenty properties, month-by-month rent and arrears, a categorised expense log, and a tax summary with mortgage interest kept separate. $27 once, Excel and Google Sheets.
Related reading: How to Calculate Rental Yield and Rental Property Expenses You Can Claim.
General information for landlords, not financial or tax advice. The default void rate, management fee and maintenance allowance are common rules of thumb - replace them with your own figures.