Edmonton rental cash-flow calculator
Eight numbers, and the month they actually leave you.
Free to use · Nothing to sign up for · Estimates only, not financial advice
The purchase
The price, and how you are financing it.
The month
Every figure here is monthly, except the vacancy allowance.
The month, on paper
- Rent
- $2,400.00
- Vacancy at 4.00%
- −$96.00
- Property taxes
- −$300.00
- Condo fees
- $0.00
- Operating income
- $2,004.00
- Mortgage payment
- −$1,870.69
$320,000 borrowed at 5.00% over 25 years, on $80,000 down.
Monthly cash flow
+$133.31
At these numbers the rent covers the mortgage and the monthly costs, with this left over.
- Cap rate6.01%
- A year of operating income against the purchase price, before any mortgage. Illustrative.
- Cash-on-cash2.00%
- A year of that cash flow against the $80,000 you put in. Illustrative.
Estimates only — not financial advice.
Interest here compounds monthly. Canadian mortgages compound semi-annually, so a lender’s payment on the same numbers comes out a few dollars lower than this one.
Bring me a real listing and I will run these numbers against what the unit actually rents for.
Send me a propertyWhat these eight numbers can’t see.
A calculator that leaves costs out reads generous, and a positive number that ignores the furnace is not a positive number.
- Insurance, maintenance and management.
- Landlord insurance, the furnace that goes at Christmas, the turnover paint, and 8–10% of rent if someone else is managing it.
- Utilities, and default insurance under 20% down.
- Whatever you cover rather than the tenant. And under 20% down there is a mortgage default insurance premium on top of the price, which this does not add.
- What it costs to get to a tenant.
- Closing costs, legal, inspection, and the money a unit needs before anyone will pay to live in it.
- Principal paydown, and the property itself.
- Both left out, and both cut in your favour: every payment buys down the loan, and cash flow is not the same thing as total return.
The arithmetic is the easy half.
The expensive questions are the ones this tool cannot ask: whose name goes on title, GST on a new build, what a rental does to your return in April. I work in corporate tax, so I raise those before an offer goes in — while they are still cheap to fix — and bring a CPA in to answer them. I raise the question. They answer it. That line does not move.