7 Confidence Wins: Rental Property ROI Calculator (Cash Flow)
Quick rental returns estimate, cash flow, cap rate, cash-on-cash, and ROI, using your inputs.
Your Inputs
Fill in what you know. You can leave optional fields as zero.
Total price you pay for the property.
Used to estimate loan amount and cash invested.
Rental Income
Expected empty time or unpaid rent.
Monthly Expenses
Utilities, HOA, repairs reserve, etc.
Optional: Property Value Change
Used for a simple total ROI estimate.
Results
Instant estimates based on your inputs.
Quick snapshot
Enter values and calculate
These are estimates. Real results depend on taxes, local costs, and financing terms.
Monthly mortgage (P&I)
0
Monthly cash flow
0
Annual net operating income (NOI)
0
Income after vacancy and operating expenses (no mortgage).
Cap rate
0%
NOI divided by purchase price.
Cash invested
0
Down payment plus closing costs.
Cash-on-cash return (annual)
0%
Annual cash flow divided by cash invested.
Simple total ROI (hold period)
Total cash flow
0
Estimated equity gain
0
Total ROI
0%
Includes estimated appreciation and a simple loan balance estimate, minus selling costs.
Enter your numbers and tap Calculate.
Related Tools
Rental Property ROI Calculator
Rental numbers can look great until you account for vacancies, real expenses, and the loan payment. This calculator helps you see the full picture in one place, so you can sanity-check a deal before you get too deep.
What Is This Tool?
The Rental Property ROI Calculator estimates how a rental property could perform based on the income, expenses, and financing you enter. It shows key metrics like monthly cash flow, NOI (net operating income), cap rate, and cash-on-cash return.
If you also enter a hold period and appreciation rate, it gives a simple total ROI estimate that includes projected cash flow and a rough equity gain estimate.
How This Tool Works (Simple Explanation)
- You enter the purchase price, down payment, and loan terms (rate and term).
- You add monthly rent and a vacancy rate so rent isn’t assumed to be perfect every month.
- You enter monthly expenses like taxes, insurance, maintenance, management, and any other costs.
- The calculator estimates your mortgage payment (principal and interest).
- It calculates NOI, cap rate, and cash flow after the mortgage.
- If you add a hold period and appreciation, it estimates a simple total ROI using cash flow plus estimated equity gain.
It’s meant to be quick and practical. You can fine-tune your inputs later, but this gets you to a realistic estimate fast.
Why You Should Use This Tool
Most rental deal conversations start with “What’s the rent?” but that’s only one piece. This tool helps you factor in what usually gets missed: vacancy, management, maintenance, and the difference between NOI and actual cash flow after the mortgage.
In short, it helps you compare deals with a clearer head and fewer surprises later.
Step-by-Step How to Use
- Enter the purchase price and your down payment percentage.
- Fill in your loan interest rate and term.
- Add your expected monthly rent and vacancy rate.
- Enter monthly expenses (taxes, insurance, maintenance, and any others).
- If you want a longer view, add appreciation rate and hold years.
- Click Calculate to see cash flow and ROI metrics instantly.
Benefits
- Quickly estimates monthly cash flow, not just rent minus mortgage.
- Shows NOI and cap rate so you can compare properties more fairly.
- Calculates cash-on-cash return, which is often what investors really track.
- Helps you spot deals that look good on rent but weak after expenses.
- Makes it easy to test different down payments or interest rates.
- Works well on mobile, so you can run numbers while viewing listings.
- Gives a simple hold-period ROI estimate for longer-term planning.
- Keeps the layout clean so results are easy to read and share.
Use Cases
- You’re comparing two rental listings and want a quick ROI check.
- You’re deciding how much down payment makes sense for cash flow.
- You want to understand the difference between NOI and real cash flow.
- You’re reviewing a deal from a realtor and want to verify the numbers.
- You manage properties and want to estimate how new costs affect returns.
- You’re planning a refinance and want to see how rate changes the deal.
- You’re choosing between self-managing and hiring a manager.
- You’re evaluating a short hold vs long hold strategy.
- You’re building a rental budget and want realistic monthly margins.
- You want to set a rent target that hits a specific cash flow goal.
Features
This calculator keeps the inputs straightforward and focuses on the numbers most people actually need. It includes vacancy so you don’t accidentally assume perfect occupancy, and it lets you list expenses in plain monthly amounts, which is easier than hunting down yearly totals.
On the results side, it separates metrics so you can understand what’s happening. NOI and cap rate help with property-to-property comparisons, while cash flow and cash-on-cash return help with the “Can this pay for itself?” question. If you enter a hold period, the tool also estimates a simple total ROI that includes projected cash flow and an equity gain estimate.
FAQs
What’s the difference between NOI and cash flow?
NOI is income after operating expenses, but it does not include your mortgage payment. Cash flow includes the mortgage payment, so it’s usually the number people feel month to month.
Does the mortgage payment include taxes and insurance?
No. The mortgage payment here is principal and interest only. Taxes and insurance are entered separately so you can control the numbers based on your local costs.
What should I put for vacancy rate?
Many investors use something like 5% to 10% as a starting point, but it depends on your market and property type. If you’re unsure, try a few values and see how much it changes the deal.
What does cash-on-cash return mean?
It’s your annual cash flow divided by the cash you put into the deal (usually down payment plus closing costs). It helps answer, “How hard is my cash working each year?”
Is the total ROI estimate guaranteed?
No. It’s a simplified projection using your appreciation, hold years, and a basic loan balance estimate. It’s useful for planning, but real returns can change based on repairs, rent growth, taxes, and selling conditions.
Can I use this calculator outside the US?
Yes. The math works everywhere. Just enter the numbers in your local currency and use your local rates and costs.
Related Tools
If you’re comparing deal options, a basic ROI calculator can help you compare returns across different investments. A mortgage calculator is useful if you want to test different loan rates and terms more deeply. If you’re managing personal finances while investing, a cash flow or budget calculator can help you plan your monthly margin.
SEO-Optimized Conclusion
A rental property can be a great investment, but only if the numbers make sense after vacancy, expenses, and financing. Use this Rental Property ROI Calculator to estimate cash flow, cap rate, and cash-on-cash return in seconds. Add your deal details above and run a couple of scenarios, it’s the fastest way to spot a strong deal or avoid a weak one.