Single-Family Rental Cash Flow Calculator 2026
Single-family rental (SFR) cash flow calculator with FULL pro forma: vacancy, repairs, CapEx reserves, property management — all the things new investors skip. Find your true monthly cash flow at 2026 rates.
| Gross monthly rent | — |
| Minus vacancy | — |
| Effective gross rent | — |
| Minus P&I payment | — |
| Minus taxes + insurance | — |
| Minus HOA | — |
| Minus repairs reserve | — |
| Minus CapEx reserve | — |
| Minus property mgmt | — |
| Net monthly cash flow | — |
| Annual cash flow | — |
| Cash-on-Cash ROI | — |
Single-family rental (SFR) cash flow calculator with full 2026 pro forma — including vacancy (8%), repairs (8%), CapEx (10%), and property management (9%) reserves that new investors routinely skip. At 7%+ mortgage rates, many markets cash-flow-negative at 25% down. Target healthy SFR: $200+ per door per month after all reserves, 8-12% cash-on-cash return with leverage.
Why Most SFR Deals Lie
Online listings show 'P&I + taxes + insurance' cash flow. They omit: vacancy (5-10% long-term even on great properties), repairs ($1-3K when water heater, AC, appliance breaks), CapEx reserves (roof every 20 years, HVAC every 12, paint every 8), and property management (8-10% of rent — or unpaid labor if you self-manage). A 'great cash flow' deal at $400/mo on paper often runs $50-$150/mo or negative after honest pro forma.
2026 Math Is Harder Than 2020
At 3% mortgage rates with appreciating property values (2019-2021), almost any market cashed flow at 25% down. At 7%+ rates in 2026, P&I alone often exceeds gross rent in coastal/Tier-1 markets. Where SFR still works: secondary Sun Belt metros (Birmingham, Memphis, Indianapolis, Cleveland, KC), small-multi (2-4 units) for house hacking, or BRRRR strategy where you force value-add and cash-out refi rather than rely on appreciation. Pure buy-and-hold at retail price in 2026 mostly does not cash flow with leverage.
Last updated May 2026. Sources: BiggerPockets Rental Cash Flow.