Investment Property Return Calculator

Enter Property Details

Purchase Price

Down Payment (%)

Closing Costs

Renovation Costs

Monthly Rent

Other Monthly Income

Vacancy Rate (%)

Property Tax (Annual)

Insurance (Annual)

Maintenance (Annual)

HOA Fees (Annual)

Management Fee (%)

Utilities (Annual)

Other Annual Expenses

Interest Rate (%)

Loan Term (Years)

Holding Period (Years)

Appreciation Rate (%)

Rent Growth Rate (%)

Expense Growth Rate (%)

Selling Costs (%)

Results appear above this form after submission.

Plotly Graph

Example Data Table

Year	Effective Income	NOI	Annual Cash Flow	Projected Value
1	$26,220.00	$15,160.00	$3,789.00	$257,500.00
2	$26,875.50	$15,559.90	$4,188.90	$265,225.00
3	$27,547.39	$15,969.55	$4,598.55	$273,181.75
4	$28,236.07	$16,389.17	$5,018.17	$281,377.20
5	$28,942.00	$16,819.01	$5,448.01	$289,818.51

Formula Used

Loan Amount = Purchase Price − Down Payment Amount

Down Payment Amount = Purchase Price × Down Payment %

Gross Scheduled Income = (Monthly Rent + Other Monthly Income) × 12

Vacancy Loss = Gross Scheduled Income × Vacancy Rate

Effective Gross Income = Gross Scheduled Income − Vacancy Loss

Operating Expenses = Taxes + Insurance + Maintenance + HOA + Management + Utilities + Other Expenses

NOI = Effective Gross Income − Operating Expenses

Monthly Mortgage = P × [r(1+r)ⁿ] / [(1+r)ⁿ−1]

Annual Cash Flow = NOI − Annual Debt Service

Cap Rate = NOI ÷ Purchase Price × 100

Cash on Cash Return = Annual Cash Flow ÷ Total Cash Invested × 100

Total Profit = Total Cash Flow Collected + Net Sale Proceeds − Cash Invested

Total Return = Total Profit ÷ Cash Invested × 100

How to Use This Calculator

Enter the purchase price and planned down payment percentage.
Add closing costs and renovation costs for total upfront cash.
Fill in expected monthly rent and any extra income.
Enter vacancy, taxes, insurance, maintenance, HOA, and utilities.
Provide financing details, including rate and loan term.
Set holding period, appreciation, rent growth, and selling costs.
Click Calculate Return to view metrics above the form.
Use the CSV or PDF buttons to save a summary.

Frequently Asked Questions

1. What does this calculator measure?

It estimates income, expenses, mortgage impact, annual cash flow, cap rate, cash on cash return, projected resale proceeds, total profit, and annualized return for a rental property investment.

2. What is NOI in rental analysis?

NOI means net operating income. It equals effective gross income minus operating expenses. Financing costs are excluded, so NOI helps compare properties before debt is considered.

3. Why is cash on cash return useful?

Cash on cash return focuses on the income earned from your actual invested cash. It helps evaluate leveraged deals better than simple yield percentages.

4. Does appreciation change the result much?

Yes. A higher appreciation rate can significantly improve future value, equity, and resale proceeds. Conservative assumptions are usually safer for planning.

5. Should vacancy be included?

Yes. Vacancy reduces collected income and gives a more realistic forecast. Ignoring vacancy can overstate cash flow and total return.

6. Is mortgage payment part of operating expenses?

No. Mortgage payments are debt service, not operating expenses. Operating expenses cover property costs required to run the rental before financing.

7. What selling costs should I use?

Use a realistic estimate for agent commissions, legal fees, transfer taxes, and closing costs. Many investors model around five to eight percent.

8. Can I use this for comparing two deals?

Yes. Run the calculator twice with different assumptions. Compare NOI, annual cash flow, cash on cash return, and projected exit profit side by side.