Rental Property ROI Calculator
Analyze a rental property end to end (net operating income, cap rate, annual and monthly cash flow, and cash-on-cash return) from price, financing, rent, vacancy, and expenses. Runs in your browser.
Annual cash flow
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Show the math
Cap rate measures the property; cash-on-cash measures your invested cash:
NOI = rent − vacancy − operating expenses
cap rate = NOI ÷ price · cash-on-cash = annual cash flow ÷ cash invested
Operating expenses exclude the mortgage; cash flow is what's left after debt service. Estimates only, verify rents, taxes, and upkeep before investing. All math runs locally in your browser.
What this does
A rental property ROI calculator analyses a rental end to end (net operating income, cap rate, annual and monthly cash flow, and cash-on-cash return) from price, financing, rent, vacancy, and expenses.
How it works
NOI is effective rent (after vacancy) minus operating expenses, before the mortgage. Cash flow then subtracts debt service; cash-on-cash divides annual cash flow by the cash you invested.
How to use it
- Enter the price, financing, and rent.
- Add vacancy and operating expenses.
- Read NOI, cap rate, and cash flow.
- See your cash-on-cash return.
Understanding your result
NOI and cap rate describe the property independent of financing, so deals compare fairly. These figures are estimates, verify rents, taxes, and upkeep before investing.
Example
A property with $12,000 of NOI bought for $200,000 has a 6% cap rate.
Sources & methodology
Last updated .
Frequently asked questions
What is net operating income (NOI)?
NOI is effective rental income (after vacancy) minus operating expenses (taxes, insurance, maintenance, management, HOA) but before mortgage payments.
What is cash-on-cash return?
Annual pre-tax cash flow divided by the total cash you invested (down payment, closing costs, and rehab). It measures the return on your actual out-of-pocket money.
Why exclude the mortgage from NOI?
NOI and cap rate describe the property independent of financing, so you can compare deals fairly. Cash flow then subtracts your specific debt service.
Are these figures guaranteed?
No, they are estimates from your inputs. Verify rents, taxes, and upkeep before investing. Everything is calculated locally in your browser.
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