Rental Property Taxes: Cash Flow vs. Taxable Net Income

One of the most common points of confusion for real estate investors is understanding the difference between cash flow and taxable income from rental properties. While the two are related, the IRS doesn’t tax you on the exact dollars you collect—it applies specific accounting rules that can make taxable income look very different from actual cash flow.

Cash Flow vs. Taxable Net Income

• Cash Flow Before Taxes = Rental Income − Operating Expenses − Mortgage Payments (principal + interest).
• Taxable Net Income is calculated differently. The IRS ignores principal payments and requires depreciation, which means your tax return may reflect something quite different than your bank account.

What Counts Toward Taxable Net Income

When determining taxable income from a rental property, the starting point is gross rental income. From there, you subtract deductible expenses such as:

• Property taxes
• Insurance premiums
• Repairs and maintenance
• Property management fees
• HOA dues
• Utilities (if paid by the landlord)
• Mortgage interest (but not principal)
• Depreciation

Depreciation: A Non-Cash Deduction

Depreciation is a non-cash expense that the IRS allows to account for wear and tear on your property. Residential real estate is typically depreciated over 27.5 years. For example, if the building portion of your property is valued at $275,000 (excluding land), you may be able to deduct $10,000 per year in depreciation.

This deduction often reduces taxable income below cash flow, and in some cases it can create a paper loss. Whether this results in lower taxes depends on your overall financial situation.

Why Principal Payments Don’t Reduce Taxes

Mortgage principal payments represent repayment of the loan, not an expense. As a result, they reduce your cash flow but do not reduce taxable income. Only the interest portion of the payment is deductible.

This is one of the biggest differences between tracking cash flow and preparing your tax return.

Putting It All Together

Here’s a hypothetical example to illustrate the difference between cash flow and taxable income. Your actual results will depend on the property details, financing, and applicable tax laws.

• Rental income: $24,000 ($2,000/month)
• Operating expenses: $6,000
• Mortgage payments: $12,000 annually ($8,000 interest + $4,000 principal)
• Depreciation: $9,000

Cash Flow Before Taxes: $24,000 − $6,000 − $12,000 = $6,000

Taxable Net Income: $24,000 − $6,000 − $8,000 − $9,000 = $1,000

In this example, you have $6,000 of positive cash flow, but only $1,000 in taxable income—mainly because of depreciation and the non-deductibility of principal payments.

The Bottom Line

When evaluating rental properties, it’s important to separate cash flow from taxable income. Depreciation and the treatment of principal payments can create differences between the money you keep in your pocket and what shows up on your tax return. While real estate may provide opportunities for both income and potential tax efficiency, outcomes vary based on the property, financing structure, and your overall tax situation.

About Rigden Capital Strategies

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Disclosure

This content is provided for general educational purposes only. It should not be construed as personalized investment, tax, or legal advice. Tax laws and real estate regulations are subject to change, and individual circumstances differ. Always consult with a qualified professional before making financial decisions. Any examples provided are hypothetical and for illustrative purposes only; they do not represent actual results or guarantees of future outcomes.