Know what your rental
really earns.
See cash flow, financing costs and long-term returns in one place. Make your next property conversation a more informed one.
Analyse a rental propertyStart with a property. See the whole picture.
01Purchase & financing
02Rental income
Enter scheduled monthly rent. Add expenses once for the whole property.
Suite income is included only when enabled. Confirm permitted use independently.
03Operating costs
04Closing & upfront costs
05Growth & sale assumptions
06Extra mortgage payments
Prepayments reduce cash flow and mortgage balance. Lender limits and penalties are not modelled.
07Custom future property values
Optional end-of-year overrides. Later appreciation grows from the override.
What if the numbers change?
A combined scenario with interest 2 percentage points higher and rent 10% lower. Other inputs stay the same.
Repriced from the start; not a lender qualification test.Compare the assumptions
| First-year measure | Base | Stress |
|---|---|---|
| Scheduled monthly rent | $2,500.00 | $2,250.00 |
| Mortgage payment | $2,326.42 | $2,801.66 |
| Cash-on-cash | -8.72% | -16.65% |
Your 25-year projection
View cash flow, equity & sale details
Reconcile the final sale
- Estimated property value
- $641,216.00
- Outstanding mortgage
- -$0.00
- Selling costs
- -$27,148.64
- Net sale proceeds
- $614,067.36
- Cumulative cash flow
- -$160,740.33
- Upfront cash invested
- -$102,000.00
- Total profit if sold
- $351,327.03
Mortgage paid off in month 300 (year 25). Reserves are treated as spent or unavailable and are not returned at sale.
| Year | Property value | Mortgage balance | Annual NOI | Capital reserve | Mortgage + extras | Annual cash flow | Property equity | Net sale proceeds | Profit if sold | Cumulative ROI |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $505,000 | $391,691 | $19,920 | $900 | $27,917 | -$8,897 | $113,309 | $91,609 | -$19,288 | -18.91% |
| 2 | $510,050 | $382,961 | $20,119 | $909 | $27,917 | -$8,707 | $127,089 | $105,187 | -$14,417 | -14.13% |
| 3 | $515,151 | $373,790 | $20,320 | $918 | $27,917 | -$8,515 | $141,361 | $119,255 | -$8,864 | -8.69% |
| 4 | $520,302 | $364,154 | $20,524 | $927 | $27,917 | -$8,321 | $156,148 | $133,836 | -$2,603 | -2.55% |
| 5 | $525,505 | $354,030 | $20,729 | $937 | $27,917 | -$8,125 | $171,475 | $148,955 | $4,391 | 4.30% |
| 6 | $530,760 | $343,394 | $20,936 | $946 | $27,917 | -$7,927 | $187,366 | $164,636 | $12,145 | 11.91% |
| 7 | $536,068 | $332,219 | $21,145 | $955 | $27,917 | -$7,727 | $203,849 | $180,906 | $20,688 | 20.28% |
| 8 | $541,428 | $320,479 | $21,357 | $965 | $27,917 | -$7,525 | $220,950 | $197,793 | $30,050 | 29.46% |
| 9 | $546,843 | $308,144 | $21,571 | $975 | $27,917 | -$7,321 | $238,699 | $215,325 | $40,261 | 39.47% |
| 10 | $552,311 | $295,185 | $21,786 | $984 | $27,917 | -$7,115 | $257,126 | $233,534 | $51,355 | 50.35% |
| 11 | $557,834 | $281,569 | $22,004 | $994 | $27,917 | -$6,907 | $276,265 | $252,452 | $63,365 | 62.12% |
| 12 | $563,413 | $267,265 | $22,224 | $1,004 | $27,917 | -$6,697 | $296,148 | $272,111 | $76,328 | 74.83% |
| 13 | $569,047 | $252,236 | $22,446 | $1,014 | $27,917 | -$6,485 | $316,811 | $292,549 | $90,281 | 88.51% |
| 14 | $574,737 | $236,446 | $22,671 | $1,024 | $27,917 | -$6,271 | $338,291 | $313,801 | $105,263 | 103.20% |
| 15 | $580,484 | $219,857 | $22,898 | $1,035 | $27,917 | -$6,054 | $360,627 | $335,908 | $121,315 | 118.94% |
| 16 | $586,289 | $202,429 | $23,127 | $1,045 | $27,917 | -$5,835 | $383,861 | $358,909 | $138,481 | 135.77% |
| 17 | $592,152 | $184,118 | $23,358 | $1,055 | $27,917 | -$5,615 | $408,035 | $382,849 | $156,806 | 153.73% |
| 18 | $598,074 | $164,880 | $23,591 | $1,066 | $27,917 | -$5,392 | $433,194 | $407,771 | $176,337 | 172.88% |
| 19 | $604,054 | $144,668 | $23,827 | $1,077 | $27,917 | -$5,166 | $459,387 | $433,725 | $197,124 | 193.26% |
| 20 | $610,095 | $123,432 | $24,066 | $1,087 | $27,917 | -$4,939 | $486,663 | $460,759 | $219,220 | 214.92% |
| 21 | $616,196 | $101,122 | $24,306 | $1,098 | $27,917 | -$4,709 | $515,074 | $488,926 | $242,678 | 237.92% |
| 22 | $622,358 | $77,682 | $24,549 | $1,109 | $27,917 | -$4,477 | $544,676 | $518,281 | $267,556 | 262.31% |
| 23 | $628,582 | $53,056 | $24,795 | $1,120 | $27,917 | -$4,243 | $575,526 | $548,882 | $293,914 | 288.15% |
| 24 | $634,867 | $27,183 | $25,043 | $1,131 | $27,917 | -$4,006 | $607,684 | $580,790 | $321,816 | 315.51% |
| 25 | $641,216 | $0 | $25,293 | $1,143 | $27,917 | -$3,767 | $641,216 | $614,067 | $351,327 | 344.44% |
Useful estimates start with clear assumptions.
Monthly payments use Canadian fixed-rate, semi-annual compounding. The rate stays constant; actual mortgages renew. Taxes, mortgage insurance, lender eligibility and prepayment penalties are not automatically calculated. Growth rates and presets are assumptions. Read the methodology.
MITEY rental property analysis
All amounts in CAD · illustrative estimates before tax · 25-year holding period
Investment snapshot
| Upfront cash required | $102,000.00 |
|---|---|
| Initial mortgage | $400,000.00 |
| Scheduled mortgage payment / month | $2,326.42 |
| First-year monthly cash flow | -$741.42 |
| First-year annual NOI | $19,920.00 |
| Cap rate | 3.98% |
| First-year cash-on-cash return | -8.72% |
| Final-year property equity | $641,216.00 |
| Net sale proceeds | $614,067.36 |
| Cumulative cash flow | -$160,740.33 |
| Profit if sold (after upfront cash) | $351,327.03 |
| Cumulative ROI | 344.44% |
| Annualized return (annual IRR) | 4.50% |
Combined stress case
Interest rate +2 percentage points from the start; all rents −10%. Other assumptions unchanged. Not a lender qualification test.
| Stress mortgage rate | 7.00% |
|---|---|
| Stress first-year monthly cash flow | -$1,415.16 |
| Stress first-year cash-on-cash return | -16.65% |
Inputs
Purchase & financing
| Purchase price | $500,000.00 |
|---|---|
| Down payment | 20 % |
| Mortgage interest rate | 5 % |
| Amortization | 25 years |
| Holding period | 25 years |
Operating costs
| Property tax / year | $3,600.00 |
|---|---|
| Insurance / year | $1,200.00 |
| Owner utilities / month | $0.00 |
| Condo fee / month | $0.00 |
| Other operating costs / month | $0.00 |
| Vacancy allowance | 5 % |
| Property management | 8 % |
| Routine maintenance | 5 % |
| Capital reserve | 3 % |
Closing & upfront costs
| Legal fees | $1,500.00 |
|---|---|
| Inspection | $500.00 |
| Buyer agency fees | $0.00 |
| Initial renovations | $0.00 |
| Initial repairs | $0.00 |
| Other closing costs | $0.00 |
Growth & sale assumptions
| Property value growth / year | 1 % |
|---|---|
| Rent growth / year | 1 % |
| Fixed expense growth / year | 1 % |
| Selling costs | 4 % |
| Fixed sale costs | $1,500.00 |
Extra mortgage payments
| Extra principal / month | $0.00 |
|---|---|
| Extra principal / year | $0.00 |
| One-time principal payment | $0.00 |
| One-time payment year | 1 years |
Monthly rent by unit
| Unit 1 main rent | $2,500.00 |
|---|---|
| Unit 1 suite | Not included |
Custom end-of-year property values
No overrides. Annual appreciation applies.
Year-by-year projection
| Year | Value | Balance | NOI | Reserve | Debt service¹ | Cash flow | Equity | Sale proceeds | Profit if sold | ROI |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $505,000 | $391,691 | $19,920 | $900 | $27,917 | -$8,897 | $113,309 | $91,609 | -$19,288 | -18.91% |
| 2 | $510,050 | $382,961 | $20,119 | $909 | $27,917 | -$8,707 | $127,089 | $105,187 | -$14,417 | -14.13% |
| 3 | $515,151 | $373,790 | $20,320 | $918 | $27,917 | -$8,515 | $141,361 | $119,255 | -$8,864 | -8.69% |
| 4 | $520,302 | $364,154 | $20,524 | $927 | $27,917 | -$8,321 | $156,148 | $133,836 | -$2,603 | -2.55% |
| 5 | $525,505 | $354,030 | $20,729 | $937 | $27,917 | -$8,125 | $171,475 | $148,955 | $4,391 | 4.30% |
| 6 | $530,760 | $343,394 | $20,936 | $946 | $27,917 | -$7,927 | $187,366 | $164,636 | $12,145 | 11.91% |
| 7 | $536,068 | $332,219 | $21,145 | $955 | $27,917 | -$7,727 | $203,849 | $180,906 | $20,688 | 20.28% |
| 8 | $541,428 | $320,479 | $21,357 | $965 | $27,917 | -$7,525 | $220,950 | $197,793 | $30,050 | 29.46% |
| 9 | $546,843 | $308,144 | $21,571 | $975 | $27,917 | -$7,321 | $238,699 | $215,325 | $40,261 | 39.47% |
| 10 | $552,311 | $295,185 | $21,786 | $984 | $27,917 | -$7,115 | $257,126 | $233,534 | $51,355 | 50.35% |
| 11 | $557,834 | $281,569 | $22,004 | $994 | $27,917 | -$6,907 | $276,265 | $252,452 | $63,365 | 62.12% |
| 12 | $563,413 | $267,265 | $22,224 | $1,004 | $27,917 | -$6,697 | $296,148 | $272,111 | $76,328 | 74.83% |
| 13 | $569,047 | $252,236 | $22,446 | $1,014 | $27,917 | -$6,485 | $316,811 | $292,549 | $90,281 | 88.51% |
| 14 | $574,737 | $236,446 | $22,671 | $1,024 | $27,917 | -$6,271 | $338,291 | $313,801 | $105,263 | 103.20% |
| 15 | $580,484 | $219,857 | $22,898 | $1,035 | $27,917 | -$6,054 | $360,627 | $335,908 | $121,315 | 118.94% |
| 16 | $586,289 | $202,429 | $23,127 | $1,045 | $27,917 | -$5,835 | $383,861 | $358,909 | $138,481 | 135.77% |
| 17 | $592,152 | $184,118 | $23,358 | $1,055 | $27,917 | -$5,615 | $408,035 | $382,849 | $156,806 | 153.73% |
| 18 | $598,074 | $164,880 | $23,591 | $1,066 | $27,917 | -$5,392 | $433,194 | $407,771 | $176,337 | 172.88% |
| 19 | $604,054 | $144,668 | $23,827 | $1,077 | $27,917 | -$5,166 | $459,387 | $433,725 | $197,124 | 193.26% |
| 20 | $610,095 | $123,432 | $24,066 | $1,087 | $27,917 | -$4,939 | $486,663 | $460,759 | $219,220 | 214.92% |
| 21 | $616,196 | $101,122 | $24,306 | $1,098 | $27,917 | -$4,709 | $515,074 | $488,926 | $242,678 | 237.92% |
| 22 | $622,358 | $77,682 | $24,549 | $1,109 | $27,917 | -$4,477 | $544,676 | $518,281 | $267,556 | 262.31% |
| 23 | $628,582 | $53,056 | $24,795 | $1,120 | $27,917 | -$4,243 | $575,526 | $548,882 | $293,914 | 288.15% |
| 24 | $634,867 | $27,183 | $25,043 | $1,131 | $27,917 | -$4,006 | $607,684 | $580,790 | $321,816 | 315.51% |
| 25 | $641,216 | $0 | $25,293 | $1,143 | $27,917 | -$3,767 | $641,216 | $614,067 | $351,327 | 344.44% |
¹ Includes scheduled payments and extra principal. Table dollars are rounded for display; calculations use full precision.
Assumptions and methodology
Monthly mortgage interest uses r = (1 + j/2)^(1/6) − 1. Payments stop at payoff. The rate is held constant; real mortgages renew. Vacancy reduces rent; management uses collected rent, maintenance and capital reserve use scheduled rent. Fixed costs grow at the expense growth rate; percentage-based costs grow with rent.
NOI excludes financing and capital reserves. Cash flow deducts both, including extra principal. Cash required includes all entered upfront costs. Equity excludes accumulated cash flow. Net sale proceeds deduct mortgage balance and entered selling costs. Profit adds cumulative cash flow and subtracts upfront cash. Cumulative ROI divides profit by upfront cash; annual IRR uses year-end cash flows and final sale proceeds. N/A means an undefined denominator or no unique conventional IRR.
Reserves are cash outflows and are not returned at sale. Custom values override year-end property values; later appreciation starts from the override. Inputs and presets are user assumptions, not market forecasts or offers.
Income and capital gains taxes, CCA, GST/HST, mortgage insurance premiums, loan eligibility, registration and lender charges, prepayment limits/penalties and special assessments are not automatically calculated. Add applicable known costs to the relevant input and seek qualified advice.
Methodology: https://rentalanalysiscalculator.com/calculation-methodology/
Reviewed October 11, 2026 · Part of The MITEY Network · hello@mitey.ca
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Explore the guideUnderstand the result.
Does this calculator use Canadian mortgage math?
Yes. It uses a nominal annual fixed rate compounded semi-annually, converted to monthly payments. The projection holds your entered rate constant. Your lender’s contract and future renewals can differ.
What is the difference between cap rate and cash-on-cash return?
Cap rate compares annual NOI with the property purchase price, before financing. First-year cash-on-cash return compares cash flow after financing and reserves with your upfront cash investment.
Are the example prices and rents current market data?
No. Presets are illustrative learning examples. Replace the assumptions with property-specific leases, quotes and supported estimates.
Can I save my analysis without an account?
Yes. Save Analysis downloads an HTML report locally. Open it to review or use Print / PDF to save a PDF. Calculator inputs and report contents are not sent to analytics.
Put your numbers into context.
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