Rental Property ROI Calculator
Sizing up a rental? Enter the numbers and get cap rate, cash-on-cash return, and monthly cash flow instantly — the three figures that tell you whether a deal works. Free, no signup.
Taxes, insurance, maintenance, mgmt, vacancy — not the mortgage.
Cap rate
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Cash-on-cash
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Monthly cash flow
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Enter your numbers above.
Cap rate uses net operating income and ignores your loan, so it compares properties on their own merits. Cash-on-cash factors in your financing and shows the return on the actual cash you put in. Estimates only — your real taxes, insurance, and vacancy will vary.
How the numbers work
- Net operating income (NOI) = annual rent − annual operating expenses (before the mortgage).
- Cap rate = NOI ÷ purchase price. A quick, financing-agnostic yardstick — many small-landlord investors target 5–10%.
- Cash flow = NOI − annual mortgage payments. What actually lands in your pocket.
- Cash-on-cash = annual cash flow ÷ cash invested (your down payment). The return on the money you actually put down.
Bought it? Now run it without the spreadsheet.
PropertyHub tracks rent, expenses, and cash flow per property and entity — with Schedule E-ready reports at tax time. Free to start.
Start free →More free tools: Prorated rent · Late fee · Deposit interest · Rent increase notice