Free Rental Cash Flow Calculator
Know your actual monthly cash flow before you close — every expense accounted for, AI-powered, completely free.
Tell Freddie about your rental:
What you get — free
Monthly Cash Flow
Gross rent minus every expense — mortgage, vacancy, management, maintenance, taxes, insurance.
Annual Cash Flow
Full-year projection with seasonal vacancy factored in — not just the best-case monthly number.
Expense Breakdown
See exactly where your money goes each month — line by line, no surprises.
Deal Score 0–100
Cash flow is a core factor in Freddie's A–F deal grade. Know your score instantly.
Stress Test
Freddie models vacancy spikes, rate increases, and maintenance events so you know the downside.
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Cash flow analysis permanently free. No credit card required.
When cash flow math killed the rental — and confirmed the flip
Before we closed on this Northern Virginia hoarder house, we ran the cash flow numbers. At $210K purchase price with a conventional loan (20% down, 7.1%), the PITI was approximately $1,430/month. Add management at $210/month, maintenance reserve at $175/month, and vacancy allowance at $140/month. Total monthly expenses: $1,955. Market rent: $2,150. Monthly cash flow: $195. That's a 2.2% cash-on-cash return. Not good enough. The wholetail exit produced $115,050 in 30 days. The cash flow calculator told us to flip — we listened. Freddie scored it 100/100.
We sold the property as-is for $349K. The renovation pictured was completed by the buyer who purchased it from us. The $115,050 profit reflects our wholetail exit, not the renovation work.
Freddie scored the wholetail 100/100. The cash flow analysis confirmed it wasn't a rental. Run both before you commit — the numbers make the decision.
"Rental cash flow lesson: $195/month isn't enough to compensate for the risk of owning a distressed rental. Know your number before you close — not after."
Rental Cash Flow FAQ
How do I calculate rental cash flow?
Monthly cash flow = gross rent minus vacancy allowance, minus mortgage payment (PITI), minus property management, minus maintenance reserve, minus any landlord-paid utilities. Freddie calculates this automatically from your inputs.
What is positive cash flow in real estate?
Positive cash flow means the rental income exceeds all expenses including the mortgage payment. Even $200/month positive is real money — it means the tenant is paying down your mortgage and you're still pocketing cash every month.
How much cash flow should a rental property generate?
A common target is $200-300/month per door minimum. More ambitious investors target $500+/month. In high-cost markets like Northern Virginia, even $100-200/month is realistic on a leveraged single-family rental.
What expenses kill rental cash flow?
The biggest cash flow killers: high purchase price relative to rent, over-leveraged financing, high property taxes, expensive property management, and underestimating vacancy and maintenance. Freddie stress-tests all of these.
What is cash flow vs cash-on-cash return?
Cash flow is the raw dollar amount after all expenses. Cash-on-cash return is that number divided by your total cash invested, expressed as a percentage. Both matter — cash flow tells you the monthly number, CoC tells you how hard your capital is working.
Can a property have negative cash flow and still be a good investment?
Possibly — in high-appreciation markets like Northern Virginia, investors sometimes accept slightly negative cash flow for long-term equity growth. However, Freddie will flag negative cash flow in the deal score and it's always a risk factor to weigh carefully.
Calculate your rental cash flow now
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