Property Cash Flow Projection Calculator
See whether an investment property is cash-flow positive or negative — project weekly cash flow, rental income, expenses, vacancy, and equity growth over the years ahead.
Set to 0 for P&I from day one
| Year | Net Rental | P&I Strategy | IO Strategy | ||||||
|---|---|---|---|---|---|---|---|---|---|
| Income | Expenses | Vacancy | Payment | Cash Flow | Balance | Payment | Cash Flow | Balance | |
| 1 | $31,200 | $8,000 | $1,248 | $38,218 | -$16,266 | $513,849 | $32,240 | -$10,288 | $520,000 |
| 2 | $32,136 | $8,160 | $1,285 | $38,218 | -$15,528 | $507,306 | $32,240 | -$9,549 | $520,000 |
| 3 | $33,100 | $8,323 | $1,324 | $38,218 | -$14,765 | $500,345 | $32,240 | -$8,787 | $520,000 |
| 4 | $34,093 | $8,490 | $1,364 | $38,218 | -$13,978 | $492,940 | $39,719 | -$15,480 | $512,304 |
| 5 | $35,116 | $8,659 | $1,405 | $38,218 | -$13,166 | $485,063 | $39,719 | -$14,668 | $504,118 |
| 6 | $36,169 | $8,833 | $1,447 | $38,218 | -$12,328 | $476,684 | $39,719 | -$13,829 | $495,409 |
| 7 | $37,254 | $9,009 | $1,490 | $38,218 | -$11,463 | $467,770 | $39,719 | -$12,964 | $486,145 |
| 8 | $38,372 | $9,189 | $1,535 | $38,218 | -$10,570 | $458,287 | $39,719 | -$12,072 | $476,289 |
| 9 | $39,523 | $9,373 | $1,581 | $38,218 | -$9,649 | $448,199 | $39,719 | -$11,150 | $465,805 |
| 10 | $40,709 | $9,561 | $1,628 | $38,218 | -$8,698 | $437,468 | $39,719 | -$10,200 | $454,653 |
| 11 | $41,930 | $9,752 | $1,677 | $38,218 | -$7,717 | $426,052 | $39,719 | -$9,218 | $442,788 |
| 12 | $43,188 | $9,947 | $1,728 | $38,218 | -$6,704 | $413,908 | $39,719 | -$8,206 | $430,167 |
| 13 | $44,484 | $10,146 | $1,779 | $38,218 | -$5,660 | $400,989 | $39,719 | -$7,161 | $416,741 |
| 14 | $45,818 | $10,349 | $1,833 | $38,218 | -$4,581 | $387,246 | $39,719 | -$6,083 | $402,458 |
| 15 | $47,193 | $10,556 | $1,888 | $38,218 | -$3,469 | $372,626 | $39,719 | -$4,970 | $387,264 |
| Total | $557,075 | $573,270 | -$154,542 | $573,348 | -$154,625 | ||||
How property cash flow works
Cash flow is what is left from the rent once every cost of holding a property is paid — the loan repayment, running expenses, and the weeks the property sits empty. Get it right and the property funds itself; get it wrong and it quietly drains your budget every week. Working it out for a single year is easy enough, but the picture shifts as rent grows, expenses rise, and an interest-only period ends, so the number that matters is the trajectory over time.
This calculator projects weekly cash flow, rental income, expenses, and equity across up to fifteen years, so you can see whether a property is cash-flow positive or negative today and how that changes as the years pass. Enter a purchase price, loan, rent, and your growth assumptions above to model your own scenario.
Frequently asked questions
- What does cash-flow positive and cash-flow negative mean?
- A property is cash-flow positive when the rent it earns covers all of its costs — loan repayments, expenses, and an allowance for vacancy — with money left over. It is cash-flow negative (negatively geared) when those costs exceed the rent, so you top up the shortfall from your own pocket. This calculator projects your weekly cash flow year by year so you can see which side of the line a property sits on.
- How is weekly cash flow calculated?
- Weekly cash flow is the rent you collect, reduced by an allowance for vacancy, minus operating expenses and your loan repayment, expressed per week. As rent grows and expenses rise over time the figure changes, which is why the calculator projects it across multiple years rather than showing a single snapshot. An interest-only period lifts early cash flow, but the repayment rises once principal and interest begins.
- What is negative gearing?
- Negative gearing is when an investment property runs at a cash-flow loss — its costs exceed its rent — and in Australia that loss can generally be offset against your other taxable income, reducing your tax bill. Investors accept a negative cash flow in the expectation that capital growth will more than make up for it over time. It is a tax and strategy consideration, not a guarantee of profit; this tool shows the pre-tax cash-flow picture.
- How do rent growth and vacancy assumptions affect the projection?
- Small changes in these assumptions compound over a long projection. A higher rent-growth rate steadily improves cash flow and can turn a negative property positive within a few years, while a higher vacancy allowance reduces the effective rent every year. The defaults here are conservative starting points — adjust them to match your property and local market to see how sensitive the outcome is.
- Is this cash flow calculator financial advice?
- No. It produces pre-tax estimates from the figures you enter and does not account for tax, fees, offset accounts, rate changes, or your personal circumstances. Confirm any investment decision with a licensed financial adviser or mortgage broker.
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