Rental Property Calculator
This rental property calculator models Florida cash flow after vacancy, maintenance and management. It shows what the property actually nets each month.
By Onias Derilus, Mortgage Capital · NMLS# 1859012 · Last Updated: June 2026
Cash invested assumes down payment plus about 3% closing costs. Florida insurance and HOA vary widely by county and building — use real quotes before you buy. Estimate only.
Cash flow is what the property leaves in your pocket after the mortgage, taxes, insurance, HOA and the reserves a lender expects you to carry. Gross rent minus the payment is not cash flow.
Vacancy, maintenance and management are real costs even when you self-manage — the months between tenants and the roof do not care whether you hired anyone.
These figures are estimates. For neutral, official guidance on mortgage costs and what lenders can charge, see the CFPB's Owning a Home guide.
How to Use This Calculator
- 1
Enter the purchase price, down payment and an illustrative rate.
- 2
Enter market rent, then monthly taxes, insurance and any HOA or condo dues.
- 3
Set vacancy, maintenance and management allowances — 8/8/10 is a common Florida starting point.
- 4
Read monthly cash flow and cash-on-cash return together; a property can cash-flow thinly and still return well, or the reverse.
The Formula & Assumptions
Effective rent = rent × (1 − vacancy%)
Operating costs = rent ×
(maintenance% + management%)
PITIA = P&I + taxes + insurance
+ HOA
Cash flow = effective rent
− operating costs − PITIA
The model charges vacancy against gross rent and charges maintenance and management as a percentage of gross rent, which is how most Florida investors underwrite a single-family or small multi-family rental.
Florida changes the arithmetic in two places: homeowners and wind insurance run well above the national average, and condo dues can move sharply after a milestone inspection or reserve study. Both belong in the taxes/insurance and HOA fields at real quoted numbers, not rules of thumb.
Cash-on-cash here assumes down payment plus roughly 3% in closing costs as the money invested. If you are also funding rehab, use the cash-on-cash calculator, which lets you enter rehab separately.
Frequently Asked Questions
What is a good cash flow on a Florida rental?
Many investors target $200 to $400 a month per door after all costs, but the right number depends on your goal. A Palm Beach condo may cash-flow thinly while appreciating, and a Treasure Coast single-family may cash-flow better with slower appreciation.
Should I include property management if I self-manage?
Yes. Charging management to the property tells you whether the deal works on its own merits. If it only cash-flows because you work for free, it is a job rather than an investment, and it will not survive you hiring out.
Why is Florida insurance such a large line item?
Wind and flood exposure make Florida homeowners insurance among the most expensive in the country, and condo master policies have risen sharply since the 2021 reserve and milestone-inspection laws. Always underwrite from a real quote for the specific property.
Does this work for short-term rentals?
Only loosely. Short-term rentals carry higher management, furnishing, cleaning and utility costs, and seasonal occupancy swings that an annual vacancy percentage hides. Use it for a rough floor, then model the season directly.
Ready to Turn Your Estimate Into a Real Pre-Approval?
Get a personalized rate quote and pre-approval from a licensed Florida mortgage broker, no obligation.
Rates are illustrative only. APR and payments vary by credit score, loan amount, and market conditions. Subject to credit approval. Not a commitment to lend. NMLS# 1859012. Equal Housing Lender.
It calculates monthly cash flow on a rental after the mortgage, taxes, insurance, vacancy, and maintenance. It tells you what the property actually puts in your pocket.
Rental Property Calculator in Florida
Insurance is the line that decides most Florida rental deals. Premiums vary by county, roof age, and distance from the coast, and renewals can move sharply. A property that cash-flows at today's premium may not after a renewal, so model both before buying.
How the Rental Property Calculator Works
The calculator subtracts every recurring cost from monthly rent, including a vacancy allowance and a maintenance reserve. The remainder is monthly cash flow before tax.
The Rental Property Formula, Explained
Monthly cash flow = rent − (mortgage + taxes + insurance + vacancy + maintenance + management)
Vacancy and maintenance are costs even in months when nothing happens. Reserving for them monthly is what stops a single turnover from erasing a year of cash flow.
Management runs around 8% to 10% of rent for long-term rentals and considerably more for short-term. Include it even if you self-manage, because it prices the work you are doing.
The Complete Rental Property Calculator Guide
Cash flow is what keeps a rental through a bad year. Appreciation is pleasant and unreliable, while a positive monthly number is what pays for the roof when it fails.
Build the expense side honestly. Rent minus mortgage is not cash flow, and a calculation that skips vacancy, maintenance, and management will show a profit on a property that loses money.
In Florida, run the numbers again at a higher insurance figure before you commit. That single line has ended more otherwise sound rental deals here than vacancy or maintenance combined.
Rental Property Calculator FAQ
How much should I budget for maintenance?
A common rule is 1% of the property value a year, or roughly 5% to 10% of rent. Older properties and older roofs justify the higher end.
Does positive cash flow mean it is a good deal?
Not on its own. Compare the cash-on-cash return against other uses of the same money, and check that the cash flow survives a realistic insurance renewal.