Rental yield calculator: gross yield, net yield and cash flow
Enter the value, the rent and the yearly costs of one property and see what it earns before and after costs, month by month, and what an empty month does.
Result
Enter the monthly rent to see the result.
How it's calculated
- Gross yield = monthly rent × 12 ÷ value
- Net operating income = monthly rent × (12 − empty months) − yearly costs − management fee
- Net operating yield = net operating income ÷ value
- Monthly cash flow = (net operating income − monthly loan payment × 12) ÷ 12
This is an estimate from the numbers you entered. It isn't financial, tax or legal advice. Check the rules where the property is.
The full version adds
- Up to three properties or scenarios side by side
- Cash flow with 0 to 3 empty months, and with the rent 5% and 10% lower or higher
- Loan math: the monthly payment and the first year's interest and principal
- Every hint, and a checklist of the costs you counted
- A printable report with every scenario and the formulas
- Your numbers saved in this browser
Rental yield calculator
Why it matters
Gross yield makes almost every rental look good. Costs, empty months and the loan decide whether it pays for itself.
Seeing the gap, and what one empty month does, helps you set the rent, keep a reserve and decide whether to hire a manager.
Use it safely
Risks and how to avoid them
- Gross and net yield are shown apart, each with its formula, and yield isn't called a return on your cash.
- Each cost type has its own field, so property tax, insurance or repairs aren’t forgotten.
- It's an estimate, not a recommendation to buy or sell.
- Tax and rent rules differ by country, so there's no income tax math. Check the rules where the property is.
Free and full versions
What the full version adds
Free version
For everyone, no email
- One property
- Gross yield, net operating yield before loan payments and monthly cash flow
- The formulas, and up to three hints about costs you may have missed
Full version
With your confirmed waitlist email
- Up to three properties or scenarios side by side
- Cash flow with 0 to 3 empty months, and with the rent 5% and 10% higher or lower
- Loan math: the monthly payment and the first year's interest and principal (an estimate: your lender's figures are the ones that count)
- Every hint, a printable report and your inputs saved in this browser
Checking whether this device is unlocked…
Early access
Unlock the full Rental yield calculator with your email
Join the RentalThread waitlist and confirm your email: the full version opens on this device. No card, no payment.
- 30% off your first year of a paid plan for the first 100 to confirm
- Access before the public launch
- A say in what we build next
- Free to join, no payment details
- 300 AI credits for inviting 3 friends
Questions
Questions about this tool
What's the difference between gross and net yield?
Gross yield is the yearly rent divided by the property's value. Net operating yield first subtracts empty months and yearly costs, before loan payments and income tax. Net is the one that tells you what the rental earns.
Why does it ask for empty months?
Few rentals are rented every month of the year. One empty month cuts the year’s rent by about 8%. The default is one month, and you can change it.
Does it include my mortgage?
You can enter a monthly loan payment to see cash flow after it. Yields are shown before loan payments, so you can compare properties however they're financed.
Are the tools free?
Yes. The free versions work for everyone, without an email. The full versions are free too: join the waitlist with your email and confirm it to unlock them on that device. No card, no payment.
What does the full version add?
More depth and convenience, such as every template instead of the most common ones, or several properties side by side. Each tool lists what its full version adds.
Do you save what I type?
No. The tools run in your browser, and what you type isn't sent to us. If a full version saves your inputs, they stay in that browser, and "Clear my data" removes them.
Is this the RentalThread app?
No. The free tools work today and are separate from the RentalThread app, which isn't open yet. Joining the waitlist also gets you early access when it opens, in waves.
Is this advice?
No. Results are drafts and estimates from what you enter, not financial, tax, legal or real-estate advice. Rules differ from place to place: check the ones where the property is.