Rental Property ROI Calculator

Inputs

Fill fields, then calculate. Results appear above the form.

Property & Purchase

Currency (code) Purchase price Closing costs Rehab / initial repairs Down payment (%)

Financing

Include mortgage

Interest rate (%) Loan term (years) Income tax rate (%) Land value (%) Depreciation years

Set tax to 0 if you want pre-tax results.

Income & Expenses

Monthly rent Monthly other income Vacancy (%) Annual property tax Annual insurance Maintenance (% of rent) CapEx reserve (% of rent) Management (% of rent) Monthly utilities Monthly HOA Monthly other expenses

Growth & Exit

Holding period (years) Appreciation (%) Rent growth (%) Expense inflation (%) Selling costs (%) Discount rate (%)

Discount rate affects NPV only.

Run Calculation

Press Calculate to refresh the result panel.

Downloads appear in the results panel after calculation.

Example Data Table

Use this sample to test quickly.

Purchase	Down %	Rent	Vacancy	Tax	Insurance	Holding	Appreciation
$250,000	25%	$2,200/mo	5%	$3,600/yr	$1,400/yr	10 years	3%
$180,000	20%	$1,650/mo	6%	$2,800/yr	$1,050/yr	7 years	2.5%

Formulas Used

EGI: (Rent + Other Income) × 12 × (1 − Vacancy%).
OpEx: Fixed costs + rent-based reserves and fees.
NOI: EGI − OpEx.
Cash Flow: NOI − Debt Service.
Cap Rate: NOI(Year 1) ÷ Purchase Price.
Cash-on-Cash: After-tax Cash Flow(Year 1) ÷ Cash Invested.
Sale Proceeds: Future Price − Selling Costs − Remaining Loan.
IRR: Rate where NPV of cash flows equals zero.
NPV: Σ CashFlow(t) ÷ (1 + Discount)^t.

How to Use This Calculator

Enter purchase, closing, and rehab amounts.
Choose mortgage on or off.
Fill rent, vacancy, and expense estimates.
Add growth assumptions and selling costs.
Click Calculate to see ROI, IRR, and NPV.
Use CSV or PDF downloads for sharing.

FAQs

1) What does ROI mean here?

ROI is net profit over the holding period divided by initial cash invested. It includes yearly cash flows and sale proceeds after payoff and selling costs.

2) What is cap rate used for?

Cap rate compares Year 1 NOI to purchase price. It helps benchmark income properties without mixing in financing choices.

3) Why does IRR matter?

IRR accounts for timing of cash flows, so it’s better when cash flow and resale proceeds happen in different years.

4) How is vacancy applied?

Vacancy reduces gross income by your vacancy rate. Rent-based expenses also scale down because they are calculated from collected rent.

5) Why separate maintenance and CapEx?

Maintenance is routine fixes. CapEx reserves for big replacements like roofs or HVAC. Splitting them makes forecasts more realistic.

6) How are taxes estimated?

Taxable income is NOI minus interest and depreciation. The calculator applies your tax rate only when taxable income is positive.

7) Can this replace professional advice?

No. It’s best for scenario planning. Local taxes, fees, and regulations vary, so confirm final numbers with qualified professionals.