Rental Property ROI Calculator
Estimate cash flow, cap rate, cash-on-cash return, IRR, and total return over your hold period. Edit any input and the URL updates so you can share it.
Inputs
Monthly breakdown
| Effective rent (after vacancy) | $2,280 |
| Operating expenses | −$600 |
| Mortgage P&I | −$1,863 |
| Net monthly cash flow | — |
|---|---|
| Annual cash flow | — |
| NOI (annual) | $20,160 |
| Break-even monthly rent | $2,592 |
5-year hold projection
| Total cash flow over hold | — |
| Projected sale price | $425,829 |
| Appreciation gain | $75,829 |
| Estimated loan balance at exit | $263,568 |
| Selling costs (~7%) | −$29,808 |
| Net sale proceeds | $132,452 |
| Total profit (cash flow + sale − cash in) | $40,981 |
|---|---|
| Total ROI | 50.9% |
| Estimated IRR | 8.2% |
How these numbers are computed
Effective rent (rent × (1 − vacancy)) minus operating expenses minus monthly P&I from a standard amortization formula. Operating expenses should bundle taxes, insurance, HOA, and a maintenance reserve.
Cap rate ignores financing — it shows the property's unlevered yield. Cash-on-cash return measures the actual cash you put in. Both matter: cap rate compares deals; cash-on-cash sizes your monthly outcome.
Estimated by solving for the discount rate that makes the net present value of all cash flows zero, including the projected sale at year N (after a 7% selling cost). Uses a simple bisection — accurate within ~0.1%.