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How to calculate break-even rent

Updated October 20, 2026 · by ROW Home Solutions

Break-even rent is the monthly rent at which a property covers all of its costs and puts nothing in your pocket. Below it, you pay out of pocket every month. It's one of the most useful numbers you can know before an offer.

Step 1: List the fixed monthly costs

• Principal and interest on the loan
• Property tax ÷ 12
• Insurance ÷ 12 (landlord policies usually cost more than homeowner policies)
• HOA dues, if any
• Any utilities you pay as the owner

Step 2: List the costs that scale with rent

Vacancy, repairs, capital expenses (roof, HVAC, water heater) and property management are usually budgeted as a percentage of rent. Pick percentages that fit the property's age and your market, and write down why you chose them.

Step 3: Solve for rent

Break-even rent = fixed monthly costs ÷ (1 − variable cost percentage)

Example with made-up round numbers:
Fixed costs = $2,000/month
Vacancy + repairs + capex + management = 25% of rent
Break-even rent = 2,000 ÷ 0.75 = about $2,667/month

Dividing (instead of just adding 25%) matters, because those percentages apply to the rent itself.

Step 4: Compare to real comps

Look up what similar nearby rentals actually rent for. If the market rent is well above break-even, you have a margin. If it's below, you can solve backward for the price that would work, or move on.