Calculating Rental Income
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Calculating Rental Income (by LordZen [MA]) Jan 14, 2022 10:06 PM
       Calculating Rental Income (by Richard [MI]) Jan 14, 2022 11:14 PM
       Calculating Rental Income (by Deanna [TX]) Jan 14, 2022 11:21 PM
       Calculating Rental Income (by LordZen [MA]) Jan 14, 2022 11:26 PM
       Calculating Rental Income (by LordZen [MA]) Jan 14, 2022 11:33 PM
       Calculating Rental Income (by Robert,OntarioCanada [ON]) Jan 15, 2022 12:50 AM
       Calculating Rental Income (by Robert J [CA]) Jan 15, 2022 4:04 AM
       Calculating Rental Income (by Steve [MA]) Jan 15, 2022 7:03 AM
       Calculating Rental Income (by myob [GA]) Jan 15, 2022 8:48 AM
       Calculating Rental Income (by plenty [MO]) Jan 15, 2022 9:01 AM
       Calculating Rental Income (by 6x6 [TN]) Jan 15, 2022 10:51 AM
       Calculating Rental Income (by LordZen [MA]) Jan 15, 2022 4:26 PM
       Calculating Rental Income (by Pmh [TX]) Jan 15, 2022 5:17 PM
       Calculating Rental Income (by LordZen [MA]) Jan 15, 2022 5:42 PM
       Calculating Rental Income (by 6x6 [TN]) Jan 15, 2022 6:39 PM
       Calculating Rental Income (by 6x6 [TN]) Jan 15, 2022 6:42 PM
       Calculating Rental Income (by LordZen [MA]) Jan 15, 2022 6:49 PM
       Calculating Rental Income (by 6x6 [TN]) Jan 15, 2022 7:33 PM
       Calculating Rental Income (by 6x6 [TN]) Jan 15, 2022 7:35 PM
       Calculating Rental Income (by myob [GA]) Jan 16, 2022 9:44 AM
       Calculating Rental Income (by 6x6 [TN]) Jan 16, 2022 10:49 AM
       Calculating Rental Income (by LordZen [MA]) Jan 16, 2022 11:13 AM
       Calculating Rental Income (by Ray-N-Pa [PA]) Jan 16, 2022 5:42 PM
       Calculating Rental Income (by LordZen [MA]) Jan 17, 2022 1:08 AM
       Calculating Rental Income (by Ray-N-Pa [PA]) Jan 17, 2022 8:00 AM
       Calculating Rental Income (by LordZen [MA]) Jan 17, 2022 1:35 PM
       Calculating Rental Income (by Renne [TX]) Jan 20, 2022 9:44 AM
       Calculating Rental Income (by 6x6 [TN]) Jan 20, 2022 11:00 AM
       Calculating Rental Income (by Denise G. [CA]) Jan 24, 2022 6:50 AM
       Calculating Rental Income (by Jim in O C [CA]) Jan 24, 2022 7:01 AM
       Calculating Rental Income (by Phil [OR]) Jan 25, 2022 6:21 AM

Calculating Rental Income (by LordZen [MA]) Posted on: Jan 14, 2022 10:06 PM

Hi everyone, as you know i am a very new LL, i am learning here and there everyday, thanks to you all for taking your time and dedication,... I was just watching a video on youtube: Calculating Numbers on a Rental Property [Using The Four Square Method!] ... Following that process, putting all the numbers in the lines, without adding anything for Vacancy, nor Repairs, nor CapEx, 0 Gas, 0 Property Manager, 0 HOA Fees, 0 Lawn/Snow...

My numbers looked real bad, my rental Income is 3155, my Expenses were 3368 :/ :( , Maybe there is something that i am missing or didn't add the numbers correctly? I was just curious looking af videos regarding rental properties, tips, etc etc...

Is there any other way i should be doing this? Do you have any specific way to do this calculation? Right now with the rent i receive, i don't have to put anything from my pocket, but we always do like we are putting 500 or 1000 towards rent (like if we were paying that amount) and this is what we are normally saving monthly...

Any ideas, tips, advise will be greatly appreciated.

Thanks in advance.

Calculating Rental Income (by Richard [MI]) Posted on: Jan 14, 2022 11:14 PM

Lord Zen,

So much depends on where you are.

In areas where housing prices are high, unless you bought a long time ago or got places really cheap because you do your own repairs, you'll need to put a big downpayment to have decent cash flow. Otherwise, you may have neg cash flow and are betting on appreciation. Prices in expensive areas tend to go up and down quite a bit as the housing price cycles. You either need to be good enough to time the cycles or hold long term until prices go way up.(Southern Calif comes to mind).

In areas where housing prices are medium, the same basic stuff applies but the numbers are less. With more realistic percentages of downpayment, maybe 20 percent, or doing repairs yourself, you can get a fair return per unit per month- maybe 150-300/month if property taxes are not too high. You would likely make a fair return on appreciation if you held it 5 years or more.

In areas with cheap (by comparison) housing (C and D level), again buying cheap (foreclosures and fixers) and doing most of the work yourself, you can make better returns(250 month plus per unit).

Generally, expenses not counting mortgage, are about 40 percent of rent. You still need to put some aside for major work like roofs,furnaces, etc. If you have management, a bit more. You don't generally make much appreciation on these low priced places. It's mostly for cashflow.

Now there are plenty of exceptions to the above. One that we are experiencing right now is the big run up in prices due to the events of the last 2 years. Another way that gets more returns is airbnb, roommates, and other things that drive revenue.

So if you're looking to maximize your return, prices are currently up and it looks like a good time to cash in, especially if you're in a high price area, in my opinion. There's just too much uncertainty in the govt for me. I think that there is going to be a lot of turmoil and prices may drop. By cashing out, I can either wait and buy new rentals later at lower prices or buy fixers and fix and flip them until I see what the govt is going to do. The last thing I want is the govt messing with my rentals and income in any of a bunch of ways like they can do.


Calculating Rental Income (by Deanna [TX]) Posted on: Jan 14, 2022 11:21 PM

My approach is super-casual, because I buy my houses cash from DH's side job, and the rent income from all my working rentals subsidizes whatever renovation I'm working on. When I have money, I spend it; when money is tight, I slow down my expenditures. :) Some expenditures are predictable, and other expenditures are less predictable.

When I first started, a lot of our personal pennies went into the renovations as well... and when the unexpected happened that I wasn't financially prepared to deal with, our personal savings went to cover that expense, too. We got our savings by DIY'ing as much of the unskilled stuff as possible. It wasn't until the fifth house that I started having the luxury of hiring out the unpleasant stuff. It wasn't until the tenth house that the biz started to cover its own renovation expenses. It wasn't until the twentieth house that I started having enough income to be able to pay for a significant amount of focus from a handyguy, rather than a few hours here and there.

But because every penny from the biz gets plowed back into the biz, my rental income has usually been somewhat less than my rental expenditures, even as of 2020. I haven't run my 2021 numbers yet, but I'm still expecting the same thing, because as long as I'm growing, that's what I want--- I want my money to get converted into something tangible, like a house that produces more money, rather than sitting stagnant in the bank. If I had a different motivation, like, I only want one house, and I want to be able to live off the income from that one house, then my picture would look very different. But at the same time, that would be very risky, because if I have 20, 30, 40 houses, my risk is also spread over 20, 30, 40 houses. If I have two vacancies, three tenants with health problems, and two tenants with employment disruptions, I still have 14, 24, 34 houses still working like normal, so it's no big deal if I need to replace a hot water heater, a roof is damaged in a wind storm, or if my property taxes/insurance are due. But if 100% of your income is coming from a single unit, then a disruption at that single unit is going to throw off your ability to keep your big picture running smoothly.

Calculating Rental Income (by LordZen [MA]) Posted on: Jan 14, 2022 11:26 PM

I am in Massachusetts, i bought in April 2018, and i bought it using a program called NACA that i do not needed down payment, closing fees, etc... Sorry but these " Prices in expensive areas tend to go up and down quite a bit as the housing price cycles. You either need to be good enough to time the cycles or hold long term until prices go way up" it was another language to me :(.

Thanks that we are getting that money in rent to cover our mortgage, we had been able to save 1000 a month or even more, that will go towards our second home that we are planning to buy this year, but before that we must sell or refinance this actual property due to the NACA program regulation for 1st time home buyers, we are planning to keep it and refinance it...

Thanks for taking your time to give me a detailed explanation, this is something i have to diggest now...

Calculating Rental Income (by LordZen [MA]) Posted on: Jan 14, 2022 11:33 PM

Thanks Deanna, that was one of our 1st mistakes, i sold a property i had in another country and invest like 30k in the second floor only, like if we were going to live there for life :(, now we are living in the 1st floor that does not have the same accommodation as we made in the 2nd floor...

Thanks for sharing, this is very good for me, more learning experience.

Calculating Rental Income (by Robert,OntarioCanada [ON]) Posted on: Jan 15, 2022 12:50 AM

Interest is a expense, appliances and building materials are a expense, property taxes are a expense, utilities are a expense along with contractors work. Best to add up the expenses then take to a accountant where if everything is added up then the cost is less. Governments are unlikely to question a accountant as the accountant knows the rules. Consider joining a landlords association where the fees are a business expense as well. Landlords associations will provide a lot of knowledge to help through problems. Income taxes are never simple as those who are corporations have to fill a corporate and personal tax return. Had many problematic applicants ask me if I belong to a landlords association where they were no interested as I run thorough credit checks on all adult applicants no exceptions. So the cost of credit checks is also a business expense. A tax accountant will be familiar what can be written off. Some expenses are amortize where a 5 year amortization like a heating system or roof is written off over 5 years. So now is the time to start adding up all the expenses then put on spread sheet. After all the expenses then net income where that is taxed if over threshold of taxable income.

Calculating Rental Income (by Robert J [CA]) Posted on: Jan 15, 2022 4:04 AM

The one thing you forgot to take into consideration is your depreciation on the structure of your property.

My first partnership property, each partner was taking a $30 a month hit! They kept on screaming at me and call me "stupid". Then I plugged in the depreciation write off, each partner got $141.67 a month in depreciation write off. Take the $30+$141.67=$171.67 a month in paper losses. Year end deduction $2060. If they were in the 32% tax bracket, they'd get around $1,400 back, after spending ($30x12=$360) $360. OVER $1,000 a year profit on their $10,000 down payment. A 10% return.

We sold the property because we couldn't get along and made only $62,000 each. A 600% return in 7 years. Plus by then we raised the rents and were making good money each month. Maybe $10,000 more in rental income over the 7 years each.

Calculating Rental Income (by Steve [MA]) Posted on: Jan 15, 2022 7:03 AM

LZ, since you are living in one of the units make sure that you use the correct ratio of expenses for your unit & for the rental unit(s). For instance, if it's a 2 unit you should only be applying 1/2 of the property tax & W&S bills against the rental income. You would also need to make similar adjustments for any other common area expenses such as yard work, snow removal, cleaning, heating / cooling costs, insurance, etc.

Are these figures income-3155, expenses-3368 for a month or a year? If these are for a month, are you including anything for the expenses that get paid yearly or quarterly like property taxes & W&S fees? Or are these your gross rents received & your mortgage payment? If the $3,368 is your monthly mortgage payment, does it also include the bank collecting something towards property taxes and / or insurance? Have you taken into account that part of your monthly mortgage payment goes towards reducing the outstanding principle?

Do you do your own income tax filings, or do you have an account help with them? I presume that you are somewhat aware of the benefits of depreciation does for your income tax burden. If not, you should look into that.

I suggest that if you don't already have one that you find an accountant / income tax preparer who is very familiar with rental property to help you set up your record keeping so it's easy for you to do & more importantly for you to understand the basics of it. The ideal time to do this is during their slow time & not when they're trying to get clients tax returns done.

Calculating Rental Income (by myob [GA]) Posted on: Jan 15, 2022 8:48 AM

One of the best questions yet and as you see many different answers.

You know when you apply for a loan using rental income they only allow 75% of it to be counted. The true number-- and don't use depreciation to make a deal work is closer to 60% maybe as low as 50%.

If your just starting out get the Lassiter tax book and read up on rental income. Get an E schedule from your irs and look each line over.

When using cash to buy-- well that won't last long so most investors start out borrowing. Thats the hook that can weigh you down and out of the game.

The bottom line as I see it: while your still buying rentals you have no profit-- your using everything u make. Once you stop buying it will take about 6 or 8 years to start to really see some income.

We show no income. We have been investing since 1986 and stopped buying in 2001. We concentrated on consolidating and maximizing income and work on policy's and returns.

Lay out a plan so you don't over extend yourself. Most can take some losses when starting out. You don't need to buy every house on the block--ALL AT ONCE! PLAN it out.

Calculating Rental Income (by plenty [MO]) Posted on: Jan 15, 2022 9:01 AM

You answered your own question. You are putting Away $500 to $1000 a month. Don't discount that fact. Also note worthy is that every formula you apply you'll get different result but valuable input. Have you thought about buying and moving to a nicer place and renting the unit you are in, what might that look like on paper?

Calculating Rental Income (by 6x6 [TN]) Posted on: Jan 15, 2022 10:51 AM


Calculating Rental Income (by LordZen [MA]) Posted on: Jan 15, 2022 4:26 PM

Taxes 648.19

Ins. 265.41

Water/Sewer/Trash 166.66

Elec. Common 100.00

Gas 0 ((For the Business?)


Lawn/Snow 0 (Because we do it ourselves)

Vacancy 157.75 (Using video example with a 5%)

Repairs 100.00

Cap Ex 100.00

Prop. Man. 0 (We do our own)

Mortgage 2128.16

Total Month Exp. 3499.51

All these numbers are monthly, taxes, water and sewer are every 3 month so i divide that amount by 3...

Robert Ontario now you made me think more, my head is spinning thinking about all of these information :(, but thanks for sharing, is better to have all the info you might need.

Robert J. that is a new information for me, i was just trying to look at the numbers, trying to learn for our next property, not decided if it will be a SFH or what... But thanks for sharing.

Steve using your idea, that i never thought about it:

Dividing Expenses by half (minus the mortgage)

Taxes 324.09

Ins. 132.70

Water/Sewer/Trash 90.00

Electric Common 50.00

Gas 0


Lawn/Snow 0

Vacancy 157.75 (5%)

Repairs 100

CapEx 100

Prop. Man. 0

Mortgage 2128.16

Total Monthly Expenses 3100.7

3155 is what i received from my tenant monthly.

3243 is the total amount of my mortgage including principal, interes, insurance and taxes, monthly.

No i do not do my own taxes, i have a CPA do them for us, 230 we pay. She is really good, but i think she does not know lots of thing that other accountants know, she had been doing this for over 7 years, we have been doing it with her for about 3 years, we never have had to pay back taxes, they always return at least in these 3 years.

The depreciation thing i am not aware of that. I will look for another one that offer more services or have more knowledge, will see if at MassLandlord they have any.

Myob yes many different answers and for someone like us (my wife and myself) is very confusing, but that is why i love to ask so many questions, trying to get another colleague input, someone that i know had or is living the same experience at one point.

Let me get that book to start reading it, thanks.

Cash to buy, you mean the whole amount to pay the House? UFFF we are not at that point yet :(.

Oh ok, yes i understand is a long term investment return.

Do you mind sharing an example of a plan, please, will be greatly appreciated.

plenty that amount is extra for our income, we are doing like if we pay rent and put aside that amount every month, that is what we are saving right now to use it as down payment for the next house. Yes that is the idea, since the family has outgrown the house, we need at least 5 rooms (maybe counting basement space), one for my wife and myself, one for my son, one for my daughter, one for the in laws and one for my mother (our in laws arrived 6 month ago and are a huge help in the house, specially with our kids and other things, and my father in law have handyman knowledge but from Dominican Republic, i am trying to get him to learn the codes from here).

So if we buy a SFH, with the rent of the 1st floor, like 2000, we will be able to pay the other house or maybe put the least as possible from our pocket, maybe 500 to 700 hundred out of pocket...

Calculating Rental Income (by Pmh [TX]) Posted on: Jan 15, 2022 5:17 PM

reminds me of when I am interviewing job applicants and I ask them what salary range they are wanting, and some will give me a list of their expenses to justify their ask. those are the ones I strike. their expenses are of no concern to me. I offer competitive salaries. my rents are competitive & actually higher bc I am in a niche mkt. what your expenses are is irrelevant to a renter.decide what your mkt is and price accordingly. you may have expenses $2k a month but if your rental mkt is $1k you will never get ahead.

Calculating Rental Income (by LordZen [MA]) Posted on: Jan 15, 2022 5:42 PM

Hi PMH, thanks for sharing, I think you misunderstood the post, did you watched the video that I posted ? I was just following nthe video to see how was I doing in my RE, I have just one multifamily, I was not aware of the cash flow and those things and now I want to learn about that because I am planning to buy more houses.

In the video they do that calculation to know if you have a positive cash flow or not, to know if the value of the property is worth it to buy it, etc etc.

Calculating Rental Income (by 6x6 [TN]) Posted on: Jan 15, 2022 6:39 PM

LordZen, look at your copy of your tax returns and see if the form for depreciation is in there. You need to be filling this as you will be required to pay back depreciation when you sell weather you took it or not. Form 4562.

Calculating Rental Income (by 6x6 [TN]) Posted on: Jan 15, 2022 6:42 PM

You also need to keep track of your milage on your vehicle used to do rental business.

Calculating Rental Income (by LordZen [MA]) Posted on: Jan 15, 2022 6:49 PM

6X6 thanks I will take a look on that, and about the mileage, is that legal since I live in the same unit?

And I barely go to big stores to get things, between 2 to 4 times a year normally and they are less than 2-3 miles from home.

Calculating Rental Income (by 6x6 [TN]) Posted on: Jan 15, 2022 7:33 PM

Count any miles you can dealing with the rental business. Going to the bank, getting materials, post office, office supplies, going to get work clothes and safety boots, ect...

I bought a book from this site that I am still looking through.


Calculating Rental Income (by 6x6 [TN]) Posted on: Jan 15, 2022 7:35 PM

. You should also be claiming home office expenses.

Since I do my own repairs and maintenance, I count my safety boots, work clothes, laundry detergent, ect....

Others can correct if I am wrong.

Ask your accountant about this. You might want to search for an accountant that has rentals.

Calculating Rental Income (by myob [GA]) Posted on: Jan 16, 2022 9:44 AM

do you qualify as a RE professional-- hours a year in working on it?

6X I hate to correct you.

Sometimes nickel and dimeing the IRS can come back to bite you.

Think about this: your at an audit triggered by your business expenses and now you have to explain that 28.90 was what you spent on detergent to wash your clothes? 1 pair of work pants for 12.00 yada yada.

keep in mind it's not dollar for dollar your only getting a percent of the cost--SO IS IT REALLY WORTH THE EFFORT? I think NO.

Work clothes? big denied if you can wear those clothes out normally to say shopping or resturant. Going to the post office-- NADA--- going to the bank? seriously if you get audited you'll feel like your getting the MILLIONAIRE AUDIT. There is enough in real lose to cover your income so why fudge?

Just starting out-- DON'T OVER COMPLICATE YOUR BUSINESS. Learn how to manage and buy not every scheme out there to get you to buy a book?

Calculating Rental Income (by 6x6 [TN]) Posted on: Jan 16, 2022 10:49 AM

Thank you myob

Calculating Rental Income (by LordZen [MA]) Posted on: Jan 16, 2022 11:13 AM

Myob thanks for that great advice, really appreciated. 6x6 not taking out your merit of the great advise too, we just read everything , analyze it, and take a little of everything.

Calculating Rental Income (by Ray-N-Pa [PA]) Posted on: Jan 16, 2022 5:42 PM


When I started out, I wanted to use max leverage and I wanted to grow the business to biggest size.

The easiest way to do that is no money down in the deals. It does sound awesome - especially when you are starting out.

But you grow to point, your focus will shift - especially when you ask yourself some tough questions. Sure you live in a place for free, but what would the place rent for if I didn't mooch off my business? Does it make sense to mooch off your business? Though answers are absolutely personal and depend on what you value.

When you get to a certain point though, you stop looking at the max leverage model and focus more so on the cash flow. Even this view changes depending on where you are at in the economic cycle. I know 2021, I increased my debt load as I saw the inflation clouds coming early

Your total income (including the rent you should be paying yourself) are suppose to be 120% of your expenses

Calculating Rental Income (by LordZen [MA]) Posted on: Jan 17, 2022 1:08 AM

Ray-N-PA thanks for sharing, when you say: "The easiest way to do that is no money down in the deals." - Do you mean no down payments?

If by this : "Your total income (including the rent you should be paying yourself) are suppose to be 120% of your expenses" including what we pay for rent ourselves, then we are OK, i think, so from 3242 monthly expenses, and i receive 3155 from the rent of the tenant + the extra 1000 that we "pay as our rent", it brings the number to 4155, so we are OK at least, right?

Calculating Rental Income (by Ray-N-Pa [PA]) Posted on: Jan 17, 2022 8:00 AM

You are doing ok

Just understand that terms like "good deals", "great cash flow" and "appreciation" they all change.

No one, but no one can provide a one shoe fits all product out there. Not to say that the info is bad, its just how you handle it given the local market place you are in.

Calculating Rental Income (by LordZen [MA]) Posted on: Jan 17, 2022 1:35 PM

Ray-N-Pa thanks, i just wanted to make sure i was understanding most if this info correctly or the most near as possible to correctly because we are planning to buy another property, we haven't make our mind if it will be a SFH or Multifamily, we need at minimum 4 bedrooms and a finish basement, at least one of the bedrooms in 1st floor, like i said the family has outgrown the space, my son and daughter needs their own room, wifey and myself are working from home and need a space to work more privately and quietly, and there are some members of the family with health condition that can't be up and down stairs...

Calculating Rental Income (by Renne [TX]) Posted on: Jan 20, 2022 9:44 AM

6x6, you are on the correct path by thinking about every single deduction you are able to legally tax. One of my mentors, Sandy Botkin, says taxes are the #1 expense a person will have in his/her lifetime. I would highly recommend reading anything you can of his. He is a former IRS attorney.

Those work shirts and work jackets of yours? Take them and get your business name embroidered on them. The cost of the clothing items and the embroidering is an advertising expense for your business, just like a business card, but more effective as everyone will see your business name when you are in Home Depot.

When we turn over a home, we wash the curtains in our home washing machine and we charge the business $6.00 a load. We could have the business purchase laundry detergent, fabric softener, and pay the amount of electricity we used to wash and dry the clothes, but that is way too much work for my brain, so we settled on a price per load. As always, verify with your own CPA.

By the way, Sandy also says a timid CPA will cost you boatloads of money. He looks for a CPA who is aggressive with deductions (meaning taking every single deduction you are legally allowed to take) and is conservative about documentation (meaning keeping every receipt and excellent documentation)

Lord Zen, taking mileage deductions for your legitimate business expenses is completely legal even if you live in one of the units and you might be very surprised how many miles you spend on your business. Maybe get a free mileage tracker just to get a base line for yourself, as those miles really add up.

Something crucial is to make detailed notes about the mileage in the app. We use Hurdlr and when we classify a trip as business, it prompts us to put in a memo regarding the trip.

The app will give you the approximate address using Google maps and it will also give you the date and time. For example, the app will automatically have the starting point 10:00 am 123 Main Street, AnyTown, TX, 12345 and the ending point 10:15 am 321 Oak Street, AnyTown, TX, 12345.

In the memo part, just writing Home Depot is not enough. Home Depot replacement kitchen faucet 804 Elm Apt#4 is much better. It sounds like a lot of work, but when you are in the habit of classifying your trips each evening, it is much easier.

With Hurdlr, we can send ourselves a report that details all the trips and adds the miles and we send it to our CPA.

To your success!

Calculating Rental Income (by 6x6 [TN]) Posted on: Jan 20, 2022 11:00 AM

Thank you Renne

Calculating Rental Income (by Denise G. [CA]) Posted on: Jan 24, 2022 6:50 AM

How many of you use home office as an expense. My tax preparer doesn’t want me to use it even though I use it every day. He says that triggers an audit.

Calculating Rental Income (by Jim in O C [CA]) Posted on: Jan 24, 2022 7:01 AM

Denise, home office is a great trigger for an audit. I guarantee in an audit there will be many things questioned and some will be disallowed with interest and penalties.

As a new landlord I was audited in 72,73,and 74 due to using a bookkeeper not a CPA. It was a nightmare!

Calculating Rental Income (by Phil [OR]) Posted on: Jan 25, 2022 6:21 AM

In order for it to "pencil" - a rental investment must cover :

Interest on mortgage, principle on mortgage, vacancy, taxes, insurance, maintenance, management fee ( to pay yourself),

just a quick calculation--$3243 is your PITI now add your vacancy and maintenance

Your "rent " is actually at least $6310 as I understand it- half from your tenant- half from you ( your are going to live somewhere and have to pay for it!) I would say you are doing fine..... maybe even great --73.11.xx.xx

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