Investment cash flow, before and after tax.
Annual, monthly and weekly cash position on an investment property, with depreciation handled separately as a non-cash deduction.
Income & loan
$
wks/yr
$
%
Cash expenses (annual)
$
$
$
$
$
Tax
$
Post-tax cash flow assumes the rental loss can offset your other income at your marginal rate. Under the 2027 quarantine rules, this only holds for grandfathered properties or new builds — model that separately in the Negative Gearing calculator.
Post-tax cash flow/wk
↑ Out-of-pocket after tax−$157
Pre-tax CF/wk
−$436
Tax saving/yr
$14,488
Effective rent/yr
$31,000
Annual position breakdown
Gross rent (52 weeks)$32,240
− Vacancy (2 wks)−$1,240
= Effective rent$31,000
− Mortgage interest−$45,648
− Cash expenses−$8,000
= Pre-tax cash flow−$22,648
− Depreciation (non-cash)−$14,500
= Taxable income−$37,148
× 39% marginal = tax effect+$14,488
= Post-tax cash flow−$8,160
SponsoredProperty accountants can tighten the depreciation number.
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