Rental Property Calculator
Cash flow, cap rate, cash-on-cash return. Built for single-family buy-and-hold in Central Florida. Default assumptions are pro-grade — edit anything.
Property + financing
Income
Use the conservative number, not Zillow's zestimate.
Pet fee, parking, laundry, etc.
Operating expenses
CFL avg $1,800–$3,200. Coastal = higher.
CFL realistic: 5–8%.
Roof, HVAC, water heater future replacement.
0 if self-managing.
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Cap rate vs CoC
Cap rate ignores financing — the unleveraged return. Cash-on-cash includes your loan. CoC matters more if you are financing.
Why 8% capex
A roof lasts 25 years and costs $14K in CFL. HVAC lasts 15 and costs $7K. Spread those across months you own it. Most beginners zero this out and regret it.
Insurance reality
CFL insurance has ~doubled since 2020. Get a real quote before you close. Wind-mit cert = $300–$1,000/yr in savings.
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