Does this calculator include my mortgage payment?

No. Net operating income and the expense lines here follow standard rental analysis practice and exclude debt service (principal and interest). You can add financing separately when evaluating total cash flow.

What vacancy rate should I use?

Many investors use roughly 5–8% of gross potential rent as a vacancy reserve, but the right figure depends on your submarket, property type, and lease terms. Adjust the percentage to stress-test your assumptions.

How should I interpret the “with professional management” comparison?

It is a simplified scenario only: it applies a typical management fee and a lower assumed vacancy than a self-managed baseline. Actual results vary by property, tenant base, and execution. It is not a guarantee of performance.

South Florida rental property exterior — financial planning background

Rental Property Cash Flow Calculator

Estimate gross income, operating expenses, and net cash flow for a South Florida rental—before you buy or when you review performance.

Income & assumptions

Monthly rent

Vacancy reserve (% of gross)

Many investors use roughly 5–8%.

Operating expenses (annual)

Property taxes

Insurance

HOA / condo fees

Maintenance (% of effective gross income)

Often modeled around 5–10% of EGI.

Leasing / turnover reserve (annual)

Miscellaneous (monthly)

Optional: returns basis

Used for illustrative cash-on-cash. Enter cash invested if leveraged; otherwise purchase price is fine for unlevered yield on cost.

Purchase price or value

Cash invested (optional)

Scenario A — self-managed

No management fee; uses your vacancy assumption. Compare to Scenario B, which applies a 7% management fee on effective gross income and a modestly lower vacancy assumption (floored at 3%)—illustrative only.

Gross potential rent (annual)	$33,600
Vacancy	6.0%
Effective gross income	$31,584
Property taxes	$6,200
Insurance	$2,200
HOA / condo	$4,800
Maintenance reserve	$2,211
Property management	$0
Leasing / turnover reserve	$400
Miscellaneous (annual)	$540
Total operating expenses	$16,351
Net operating income (annual)	$15,233
Net cash flow (monthly, approx.)	$1,269
Cash-on-cash (if basis entered)	16.03%

Self-managed (no PM fee)

Scenario B — illustrative professional management

Professional managers often focus on consistent rent collection, leasing velocity, and maintenance coordination. This scenario does not describe our internal workflow—it is a simplified model for discussion.

Gross potential rent (annual)	$33,600
Vacancy	4.0%
Effective gross income	$32,256
Property taxes	$6,200
Insurance	$2,200
HOA / condo	$4,800
Maintenance reserve	$2,258
Property management	$2,258
Leasing / turnover reserve	$400
Miscellaneous (annual)	$540
Total operating expenses	$18,656
Net operating income (annual)	$13,600
Net cash flow (monthly, approx.)	$1,133
Cash-on-cash (if basis entered)	14.32%

Illustrative: professional management (7% of EGI, lower vacancy assumption)

Need a faster screen on price and NOI? Try the cap rate calculator.

Discuss your results

Send this snapshot to our team and add any context. You can also request a free rental analysis separately.