What do you want to calculate?

Enter all property inputs to project multi-year Total Return, IRR, and year-by-year cash flow. The standard analysis mode.

Property

Purchase Price (acquisition cost)

Property Type (optional — improves benchmarks)

Income (Year 1)

Monthly Rent (Year 1 per unit × all units)

2026 typical: $1,800–$3,500/mo depending on market and unit type

Other Monthly Income (parking, laundry, storage)

Vacancy Rate (typical: 5–10%)

Operating Expenses (Year 1, annual)

All fields are annual figures.

Property Taxes

FL Dept of Revenue: ~1.1% effective for investment property. County rates 0.7-1.4%.

Insurance

FL OIR: ~$4,500 (2024). Get quotes — FL rates rising 30-50% since 2022.

Property Management

Florida typical 8-12% of collected rent.

Maintenance & Repairs

Typical: 1–2% of property value annually

Utilities (landlord-paid)

Only if paid by landlord

HOA Fees

Leave blank if no HOA

CapEx Reserve

Roof, HVAC, major repairs

Other Expenses

Landscaping, pest control, etc.

Total Annual Expenses$4,500

Growth Assumptions

Annual Rent Growth Rate (typical: 2–4%)

Annual Expense Growth Rate (typical: 2.5–3.5%)

2026 conservative assumptions: rent 2–3%, expenses 2.5–3.5%. Rent growth above 4% is optimistic.

Financing

Down Payment (investment property: typically 25%)

Interest Rate (2026 inv. property: 7–8%)

Enter 0 for owner-carry or interest-free seller financing.

Loan Term

Closing Costs (typical: 2–5% of price)

Additional Cash Invested

Initial Rehab / Repairs (optional)

Cash Reserves (6–12 months expenses recommended)

Hold Period & Exit

Hold Period

Exit Method

Sale Price = Year N NOI ÷ Exit Cap Rate. Reflects market pricing at exit.

Exit Cap Rate (typically 0.5–1% higher than purchase)

Sale Costs (broker + closing, typical 6%)

Total Return (10-year hold)

Before-tax analysis. Includes cash flow + equity + exit.

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How to Use the Florida Rental Property Calculator

This calculator is pre-loaded with Florida-specific defaults for property tax (1.1%), insurance ($4,500/yr), vacancy (7%), and management fees (9%). These are statewide averages — your actual numbers depend on the county, city, and property type.

Enter the purchase price and financing terms. Investment loans in Florida typically require 20-25% down at 6.5-7.5%.
Enter monthly rent from actual leases or comparable rents (Zillow, Apartments.com, local PM).
Review pre-filled expenses — property tax, insurance, vacancy are set to Florida averages. Replace with property-specific data.
Check results — cash flow, NOI, cap rate, DSCR update instantly.
Run a conservative scenario — increase vacancy by 2%, reduce rent by 5%.

Every pre-filled value can be changed. Defaults are starting points, not recommendations.

Florida Expenses That Affect Rental Cash Flow

Property Tax (0.8%–1.4%)

Florida property taxes are moderate compared to the national average. Miami-Dade County runs 1.0-1.2%, Hillsborough (Tampa) 1.0-1.3%, and rural counties as low as 0.7%. Investment properties do not qualify for the homestead exemption ($50K reduction). Non-homestead properties are assessed at full market value with a 10% annual cap on assessment increases. Check your county property appraiser for the exact rate.

Insurance ($3,000–$7,000/yr)

Florida has the highest homeowners insurance rates in the US due to hurricane, wind, and flood risk. Coastal properties may need separate windstorm coverage through Citizens Property Insurance. FEMA flood zones require additional flood insurance ($500-$3,000/yr). Rates have increased 30-50% since 2022. Get 3-5 quotes for your specific property.

No State Income Tax

Rental income and capital gains are taxed only at federal rates. Compared to California (13.3%) or New York (8.8%), Florida investors save 5-10% on net rental income. This is a major advantage for buy-and-hold investors.

Vacancy (5%–10%)

South Florida (Miami, Fort Lauderdale) runs 5-7%. Tampa and Orlando 6-8%. Jacksonville 6-9%. Seasonal markets (Naples, Sarasota) can have higher vacancy during off-season. Use Census ACS data or ask a local property manager.

Example: Tampa Duplex ($340K)

Purchase Price	$340,000
Down Payment (20%)	$68,000
Rate / Term	7.0% / 30yr
Rent (2 × $1,250)	$2,500/mo
Vacancy (7%)	−$2,100/yr
Property Tax (1.1%)	−$3,740/yr
Insurance	−$4,500/yr
PM (9%) + Maintenance + CapEx	−$10,200/yr
NOI	$9,460/yr
Mortgage (P&I)	−$21,720/yr
Cash Flow	−$12,260/yr (−$1,022/mo)

Result: Cash-flow negative in Year 1 due to high insurance costs ($4,500/yr). Lower property taxes (1.1% vs national avg) help, but FL insurance eats margins. To break even: buy at ~$260K or raise rents to ~$2,900/mo. This is why Florida-specific insurance rates — not national averages — are critical.

Hypothetical example for educational purposes only.

Sources and Methodology

Property tax: Florida Department of Revenue, county property appraisers
Insurance: NAIC, Florida OIR
Vacancy: US Census ACS 5-Year
Rent/values: Zillow ZORI + ZHVI
Market stats: Florida Realtors Research

Data period: Q1 2026. Last reviewed: July 2026. Defaults are planning assumptions — replace with property-specific data.

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DSCR Calculator

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FAQ

What property tax rate should I use for a Florida rental?

Statewide average is ~1.1% for investment properties, but actual rates range 0.7-1.4% by county. Miami-Dade 1.0-1.2%, Hillsborough (Tampa) 1.0-1.3%. Investment properties do not get the homestead exemption. Non-homestead properties face a 10% annual assessment cap. Check your county property appraiser.

How does no state income tax affect returns?

Rental income is taxed only at federal rates. Compared to CA (13.3%) or NY (8.8%), Florida investors save 5-10% on net income. Unlike Texas, Florida also has relatively moderate property taxes, making it attractive for both cash flow and appreciation.

Why is Florida insurance so expensive?

Hurricane, wind, and flood risks. Florida has the highest homeowners insurance rates in the US. Average $4,500/yr, but coastal properties can exceed $7,000/yr. Flood zones require additional flood insurance ($500-$3,000/yr). Rates have surged 30-50% since 2022 due to insurer exits from the FL market.

Which Florida metro is best for rental investing?

Depends on strategy. Jacksonville: lowest entry ($310K median), strong military/logistics employment. Tampa: balanced cash flow and appreciation. Orlando: tourism economy, strong rental demand. Miami/Fort Lauderdale: highest prices, strongest appreciation, Latin American capital flows. Run the numbers for your specific property.

Are the default values accurate for my property?

Defaults are statewide averages from public data (Florida Department of Revenue, Census ACS, NAIC, Florida OIR, Zillow). Replace with actual values from county property appraiser, insurance quotes, and comparable rents for accurate analysis.

Disclaimer: This calculator is for educational purposes only. Results are estimates based on assumptions and public data averages. Not financial, tax, legal, or investment advice. Actual performance depends on property-specific conditions. Consult licensed professionals before making investment decisions.