Before you set a price, know your floor: the rent that covers every cost with zero left over. This calculator backs into that number — including the percentage-based costs most landlords forget — then shows the rent needed for your target cash flow.
Break-even rent = fixed monthly costs ÷ (1 − variable %). Percentage-based costs scale with rent, so you can’t just add them on — dividing by (1 − the percentage) solves for the rent that covers them.
If market rent in your area is below your break-even number, the deal doesn’t work at any rent — that’s a purchase-price or financing problem, not a pricing problem. If market rent sits between break-even and your target number, the property cash-flows but thinner than you want.
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A common combined figure is 10–20% of rent for maintenance + vacancy (+ ~8–10% more if you use a property manager). Older buildings and soft markets push it higher.
Yes — true break-even covers debt service plus all operating costs. A rent that covers only the mortgage still loses money every month.
Once you’re past break-even, 10Doors tracks every dollar against this model automatically — income, expenses, and reserves — so you always know where each property stands.
10Doors automates rent tracking, notices, deposits, and documents for independent landlords. Free for 1 unit.
Manage your property free on 10DoorsThis template is provided for general informational purposes and does not constitute legal advice. Landlord-tenant law changes and local ordinances may impose additional requirements — verify current state and local rules before serving any notice. Last reviewed September 2026.