Investment · Calculator
Cash Flow Calculator
Model after-tax cash flow and IRR across property, shares and cash — in one portfolio.
Negative gearingFranking creditsAfter-tax IRRYear-by-year
After-tax IRR
7.4%
Money-weighted return over the hold
Annualised total return
11.8%
Year 1 after-tax cash flow
$-9,134.86
−$175.67 / week
Ending net worth
$699,219.00
Gross yield
3.7%
Net yield
-2.0%
Cash-on-cash
-3.9%
Portfolio value over time
Year 1 cash flow breakdown
Asset allocation
Pre-tax vs after-tax
Share
Year-by-year ledger
| Year | Income | Cash costs | Tax effect | After-tax CF | Value | Debt | Net worth |
|---|---|---|---|---|---|---|---|
| Year 1 | $27,900.00 | $42,800.00 | $7,765.14 | -$9,134.86 | $757,516.00 | $520,000.00 | $237,516.00 |
| Year 2 | $28,938.67 | $43,070.00 | $7,582.26 | -$8,837.74 | $797,253.34 | $520,000.00 | $277,253.34 |
| Year 3 | $30,045.52 | $43,348.10 | $7,390.14 | -$8,535.46 | $839,376.19 | $520,000.00 | $319,376.19 |
| Year 4 | $31,229.21 | $43,634.54 | $7,187.83 | -$8,228.54 | $884,066.03 | $520,000.00 | $364,066.03 |
| Year 5 | $32,499.89 | $43,929.58 | $6,974.23 | -$7,917.63 | $931,524.21 | $520,000.00 | $411,524.21 |
| Year 6 | $33,869.61 | $44,233.47 | $6,748.04 | -$7,603.57 | $981,975.00 | $520,000.00 | $461,975.00 |
| Year 7 | $35,352.66 | $44,546.47 | $6,507.74 | -$7,287.42 | $1,035,669.28 | $520,000.00 | $515,669.28 |
| Year 8 | $36,966.05 | $44,868.86 | $6,251.53 | -$6,970.49 | $1,092,888.89 | $520,000.00 | $572,888.89 |
| Year 9 | $38,730.16 | $45,200.93 | $5,977.25 | -$6,654.43 | $1,153,951.92 | $520,000.00 | $633,951.92 |
| Year 10 | $40,669.40 | $45,542.96 | $5,682.34 | -$6,341.29 | $1,219,219.00 | $520,000.00 | $699,219.00 |
What does this cash flow calculator do?
It models the year-by-year after-tax cash flow of a portfolio of investments — rental property, ETFs and shares, and cash or term deposits — and computes a blended after-tax internal rate of return (IRR) over your chosen hold period.
How is tax handled?
Your other taxable income sets your marginal rate. Rental losses reduce your tax through negative gearing, share distributions are grossed up for franking credits (refundable below the company tax rate), interest is taxed at your marginal rate, and capital gains on sale receive the CGT discount for assets held over 12 months.
What is IRR and why does it matter?
The internal rate of return is the single annualised return that accounts for the timing of every cash flow — negative gearing outflows, income, and the after-tax sale proceeds net of the CGT discount. It is the fairest way to compare a geared property against an ETF portfolio.
How accurate is the tax modelling?
Each asset's tax impact is estimated independently at your marginal rate based on the other taxable income you enter, including negative-gearing benefits, franking credits and the CGT discount on assets held over 12 months. Where several assets have large gains or losses in the same year they can interact in ways this model simplifies, and matured term deposits or bonds return your principal but are not carried forward as a cash balance. Treat the results as an educational estimate, not tax advice.
Are the results financial advice?
No. This is an educational model using assumptions you control. Actual returns depend on markets, interest rates and your circumstances. Consider licensed financial and tax advice before investing.
Tax Accuracy & Sources
investment cash flow, negative gearing, franking and CGT