Landlord Expense & Net Income Calculator

ANA›Life Services Authority›National Calculator Authority›Landlord Expense & Net Income Calculator

.calc-container { max-width: 640px; margin: 2rem 0; padding: 1.5rem; background: #fff; border: 1px solid #ddd; border-radius: 8px; box-shadow: 0 1px 3px rgba(0,0,0,0.06); font-family: system-ui, -apple-system, sans-serif; } .calc-container h3 { font-family: Georgia, serif; font-size: 1.15rem; color: #1a1a1a; margin-bottom: 1rem; padding-bottom: 0.5rem; border-bottom: 2px solid var(--ac, #3d5a80); } .calc-row { display: flex; align-items: center; gap: 0.75rem; margin-bottom: 0.75rem; flex-wrap: wrap; } .calc-row label { min-width: 160px; font-size: 0.9rem; color: #333; font-weight: 500; } .calc-row input[type="number"], .calc-row select { flex: 1; min-width: 120px; max-width: 200px; padding: 0.5rem 0.6rem; border: 1px solid #ccc; border-radius: 4px; font-size: 0.9rem; font-family: system-ui, sans-serif; color: #1a1a1a; background: #fafaf8; } .calc-row input:focus, .calc-row select:focus { outline: none; border-color: var(--ac, #3d5a80); box-shadow: 0 0 0 2px rgba(26,74,138,0.12); } .calc-row .unit { font-size: 0.82rem; color: #888; min-width: 30px; } .calc-btn { display: inline-block; margin-top: 0.5rem; padding: 0.55rem 1.5rem; background: var(--ac, #3d5a80); color: #fff; border: none; border-radius: 4px; font-size: 0.9rem; font-weight: 600; cursor: pointer; font-family: system-ui, sans-serif; } .calc-btn:hover { opacity: 0.9; } .calc-result { margin-top: 1.25rem; padding: 1rem 1.25rem; background: #f0f6fc; border-left: 3px solid var(--ac, #3d5a80); border-radius: 0 6px 6px 0; display: none; } .calc-result.visible { display: block; } .calc-result-label { font-size: 0.78rem; text-transform: uppercase; letter-spacing: 0.06em; color: #666; margin-bottom: 0.25rem; } .calc-result-value { font-size: 1.6rem; font-weight: 700; color: var(--ac, #3d5a80); } .calc-result-detail { font-size: 0.85rem; color: #555; margin-top: 0.5rem; line-height: 1.5; } .calc-note { margin-top: 1rem; font-size: 0.8rem; color: #888; font-style: italic; } .calc-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0.75rem; margin-top: 0.75rem; } .calc-grid-item { padding: 0.6rem 0.8rem; background: #f8f9fa; border-radius: 4px; border: 1px solid #eee; } .calc-grid-item .label { font-size: 0.75rem; color: #888; text-transform: uppercase; letter-spacing: 0.04em; } .calc-grid-item .value { font-size: 1.1rem; font-weight: 600; color: #1a1a1a; } @media (max-width: 720px) { .calc-row { flex-direction: column; align-items: flex-start; gap: 0.3rem; } .calc-row label { min-width: auto; } .calc-row input[type="number"], .calc-row select { max-width: 100%; width: 100%; } .calc-grid { grid-template-columns: 1fr; } } .calc-chart { margin: 1rem 0; text-align: center; } .calc-chart svg { max-width: 100%; height: auto; } .calc-chart-legend { display: flex; flex-wrap: wrap; justify-content: center; gap: 0.6rem 1.2rem; margin-top: 0.6rem; font-size: 0.8rem; color: #555; } .calc-chart-legend span { display: inline-flex; align-items: center; gap: 0.3rem; } .calc-chart-legend i { display: inline-block; width: 10px; height: 10px; border-radius: 2px; font-style: normal; } .calc-related { max-width: 640px; margin: 2rem 0 1rem; padding: 1.25rem 1.5rem; background: #f8f9fa; border: 1px solid #e8e8e8; border-radius: 8px; } .calc-related h3 { font-family: Georgia, serif; font-size: 1rem; color: #1a1a1a; margin: 0 0 0.75rem; padding-bottom: 0.4rem; border-bottom: 2px solid var(--ac, #3d5a80); } .calc-related-list { list-style: none; padding: 0; margin: 0 0 0.75rem; display: grid; grid-template-columns: 1fr 1fr; gap: 0.4rem 1.5rem; } .calc-related-list li a { font-size: 0.88rem; color: var(--ac, #3d5a80); text-decoration: none; } .calc-related-list li a:hover { text-decoration: underline; } .calc-browse-all { margin: 0.5rem 0 0; font-size: 0.9rem; font-weight: 600; } .calc-browse-all a { color: var(--ac, #3d5a80); text-decoration: none; } .calc-browse-all a:hover { text-decoration: underline; } @media (max-width: 720px) { .calc-related-list { grid-template-columns: 1fr; } }

Landlord Expense & Net Income Calculator

Calculate your rental property's net income after all operating expenses, mortgage payments, and vacancy losses. Understand your true cash flow and return on investment.

### Rental Income

Monthly Rent ($)

Other Monthly Income (parking, laundry, etc.) ($)

Vacancy Rate (%)

### Mortgage / Financing

Monthly Mortgage Payment (P&I) ($)

### Fixed Annual Expenses

Annual Property Tax ($)

Annual Insurance Premium ($)

Monthly HOA / Condo Fees ($)

### Variable / Operating Expenses

Maintenance & Repairs (% of annual gross rent)

Property Management Fee (% of collected rent)

Monthly Utilities Paid by Landlord ($)

Annual Advertising / Leasing Costs ($)

Other Annual Expenses ($)

### Property Value (for ROI)

Current Property Value ($)

Calculate

### Results Summary

function lanCalc() { const errEl = document.getElementById('lan-error'); const resEl = document.getElementById('lan-result'); errEl.style.display = 'none'; resEl.style.display = 'none';

// --- Read inputs --- const monthlyRent = parseFloat(document.getElementById('lan-monthly-rent').value); const otherIncome = parseFloat(document.getElementById('lan-other-income').value) || 0; const vacancyRate = parseFloat(document.getElementById('lan-vacancy-rate').value) || 0; const mortgage = parseFloat(document.getElementById('lan-mortgage-payment').value) || 0; const propTax = parseFloat(document.getElementById('lan-property-tax').value) || 0; const insurance = parseFloat(document.getElementById('lan-insurance').value) || 0; const hoa = parseFloat(document.getElementById('lan-hoa-fees').value) || 0; const maintRate = parseFloat(document.getElementById('lan-maintenance-rate').value) || 0; const mgmtRate = parseFloat(document.getElementById('lan-mgmt-rate').value) || 0; const utilities = parseFloat(document.getElementById('lan-utilities').value) || 0; const advertising = parseFloat(document.getElementById('lan-advertising').value) || 0; const otherExp = parseFloat(document.getElementById('lan-other-expenses').value) || 0; const propValue = parseFloat(document.getElementById('lan-property-value').value) || 0;

// --- Validation --- if (isNaN(monthlyRent) || monthlyRent 100) { errEl.textContent = 'Vacancy rate must be between 0% and 100%.'; errEl.style.display = 'block'; return; } if (maintRate 100) { errEl.textContent = 'Maintenance rate must be between 0% and 100%.'; errEl.style.display = 'block'; return; } if (mgmtRate 100) { errEl.textContent = 'Management fee rate must be between 0% and 100%.'; errEl.style.display = 'block'; return; }

// --- Calculations --- // Gross Potential Rent (annual) const annualGrossPotentialRent = (monthlyRent + otherIncome) * 12;

// Vacancy Loss const annualVacancyLoss = annualGrossPotentialRent * (vacancyRate / 100);

// Effective Gross Income (EGI) const effectiveGrossIncome = annualGrossPotentialRent - annualVacancyLoss;

// Operating Expenses const annualMortgage = mortgage * 12; const annualHOA = hoa * 12; const annualUtilities = utilities * 12; const annualMaintenance = (monthlyRent * 12) * (maintRate / 100); // % of gross rent (rent only, standard practice) const annualMgmtFee = effectiveGrossIncome * (mgmtRate / 100); // % of collected rent const annualPropTax = propTax; const annualInsurance = insurance; const annualAdvertising = advertising; const annualOtherExp = otherExp;

// Total Operating Expenses (NOI excludes mortgage per standard real estate) const totalOperatingExpenses = annualPropTax + annualInsurance + annualHOA + annualMaintenance + annualMgmtFee + annualUtilities + annualAdvertising + annualOtherExp;

// Net Operating Income (NOI) — excludes mortgage (financing cost) const noi = effectiveGrossIncome - totalOperatingExpenses;

// Cash Flow (after mortgage) const annualCashFlow = noi - annualMortgage; const monthlyCashFlow = annualCashFlow / 12;

// Expense Ratio
const expenseRatio = effectiveGrossIncome > 0
? (totalOperatingExpenses / effectiveGrossIncome) * 100
0;

// Cap Rate (NOI / Property Value) const capRate = propValue > 0 ? (noi / propValue) * 100 : null;

// Cash-on-Cash Return — requires knowing cash invested; skip if no property value // We approximate total cash invested as property value (simplified, no down payment input) // Only show if property value provided const cashOnCash = propValue > 0 ? (annualCashFlow / propValue) * 100 : null;

// Gross Rent Multiplier const grm = propValue > 0 ? propValue / (monthlyRent * 12) : null;

// --- Format helpers --- const fmt = (n) => '$' + n.toLocaleString('en-US', {minimumFractionDigits:2, maximumFractionDigits:2}); const fmtPct = (n) => n.toFixed(2) + '%';

// --- Build table --- const rows = [ ['INCOME', '', true], ['Gross Potential Rent (annual)', fmt(annualGrossPotentialRent), false], ['Vacancy Loss (' + vacancyRate + '%)', '−' + fmt(annualVacancyLoss), false], ['Effective Gross Income (EGI)', '' + fmt(effectiveGrossIncome) + '', false], ['OPERATING EXPENSES', '', true], ['Property Tax', fmt(annualPropTax), false], ['Insurance', fmt(annualInsurance), false], ['HOA / Condo Fees', fmt(annualHOA), false], ['Maintenance & Repairs (' + maintRate + '% of gross rent)', fmt(annualMaintenance), false], ['Property Management (' + mgmtRate + '% of EGI)', fmt(annualMgmtFee), false], ['Utilities', fmt(annualUtilities), false], ['Advertising / Leasing', fmt(annualAdvertising), false], ['Other Expenses', fmt(annualOtherExp), false], ['Total Operating Expenses', '' + fmt(totalOperatingExpenses) + '', false], ['Expense Ratio', fmtPct(expenseRatio), false], ['PROFITABILITY', '', true], ['Net Operating Income (NOI)', '' + fmt(noi) + '', false], ['Annual Mortgage Payments (P&I)', fmt(annualMortgage), false], ['Annual Cash Flow (after mortgage)', '' + fmt(annualCashFlow) + '', false], ['Monthly Cash Flow', '' + fmt(monthlyCashFlow) + '', false], ];

if (capRate !== null) { rows.push(['Cap Rate (NOI / Property Value)', fmtPct(capRate), false]); } if (cashOnCash !== null) { rows.push(['Cash-on-Cash Return (approx.)', fmtPct(cashOnCash), false]); } if (grm !== null) { rows.push(['Gross Rent Multiplier (GRM)', grm.toFixed(2) + 'x', false]); }

let tableHTML = ''; rows.forEach(([label, value, isHeader]) => { if (isHeader) { tableHTML += ${label}; } else { tableHTML += ${label} ${value}; } });

document.getElementById('lan-result-table').innerHTML = tableHTML;

// Cash flow banner const banner = document.getElementById('lan-cashflow-banner'); if (annualCashFlow >= 0) { banner.style.background = '#eafaf1'; banner.style.color = '#1e8449'; banner.style.border = '1px solid #a9dfbf'; banner.innerHTML = '✓ Positive Cash Flow: ' + fmt(annualCashFlow) + ' / year (' + fmt(monthlyCashFlow) + ' / month)'; } else { banner.style.background = '#fdecea'; banner.style.color = '#c0392b'; banner.style.border = '1px solid #f5b7b1'; banner.innerHTML = '⚠ Negative Cash Flow: ' + fmt(annualCashFlow) + ' / year (' + fmt(monthlyCashFlow) + ' / month)'; }

resEl.style.display = 'block'; }

#### Formulas Used

Gross Potential Rent (GPR) = (Monthly Rent + Other Monthly Income) × 12

Vacancy Loss = GPR × (Vacancy Rate / 100)

Effective Gross Income (EGI) = GPR − Vacancy Loss

Maintenance Cost = (Monthly Rent × 12) × (Maintenance Rate / 100)

Management Fee = EGI × (Management Rate / 100)

Total Operating Expenses = Property Tax + Insurance + HOA + Maintenance + Management Fee + Utilities + Advertising + Other

Net Operating Income (NOI) = EGI − Total Operating Expenses

Annual Cash Flow = NOI − Annual Mortgage Payments

Monthly Cash Flow = Annual Cash Flow / 12

Expense Ratio = (Total Operating Expenses / EGI) × 100

Cap Rate = (NOI / Property Value) × 100

Gross Rent Multiplier (GRM) = Property Value / (Monthly Rent × 12)

#### Assumptions & References

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References

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