What it does
A cash-on-cash return calculator estimates how much annual pre-tax cash flow a rental property may produce relative to the actual cash you put into the deal.
Real estate calculator
Cash-on-Cash Return Calculator
Estimate annual pre-tax cash flow relative to the cash you actually invest into a long-term rental property. Use one calm, practical layout to compare purchase assumptions, operating costs, mortgage debt service, NOI, cap rate, and cash-on-cash return while keeping in mind that real-world performance depends on your assumptions.
Editor
Cash-on-cash return assumptions
Review the purchase, financing, rent, vacancy, recurring expenses, and upfront cash assumptions in one clear form.
Inputs
Use this calculator to estimate annual pre-tax cash flow relative to the cash you actually invest into a long-term rental property.
Purchase and financing
These assumptions shape the loan amount, mortgage payment, and starting cash required.
Enter the down payment as dollars or as a percentage of purchase price.
Rental income
These assumptions determine effective gross income after vacancy.
Operating expenses
Include the recurring costs needed to run the property before financing.
Use a collected-rent percentage or a flat monthly amount.
Total cash invested
These upfront cash items affect the denominator of cash-on-cash return.
Results
Estimated cash-on-cash return
Use the results dashboard to see how income, vacancy, expenses, financing, and upfront cash invested combine to produce the estimate.
Estimated cash-on-cash return
0.56%
Cash-on-cash return compares annual pre-tax cash flow with your total cash invested. This is a planning estimate, not a guaranteed outcome.
Annual pre-tax cash flow
$307.20
Annual NOI minus annual debt service.
Monthly cash flow
$25.60
Monthly effective income minus operating expenses and mortgage payment.
Total cash invested
$55,000.00
Down payment plus closing costs, initial repairs, and other upfront costs.
Annual debt service
$15,566.40
Twelve months of the estimated principal-and-interest payment.
Net operating income (NOI)
$15,873.60
Effective gross income minus operating expenses, before financing.
Effective gross income
$25,080.00
Annual rent and other income after vacancy loss.
Cap rate
6.35%
Annual NOI divided by purchase price.
Monthly mortgage payment
$1,297.20
Estimated monthly principal and interest.
Operating expense total
$9,206.40
Annual operating expenses before debt service.
Annual return formation
This chart shows how effective gross income turns into NOI, how debt service affects the deal, and where annual pre-tax cash flow ends up.
Effective gross income
Scheduled rent plus other income after vacancy loss.
$25,080.00
Operating expenses
Taxes, insurance, HOA, utilities, reserves, management, and leasing costs.
-$9,206.40
Net operating income
Property income before financing costs.
$15,873.60
Annual debt service
Estimated annual principal and interest from the loan.
-$15,566.40
Annual pre-tax cash flow
NOI minus annual debt service.
$307.20
Estimated cash-on-cash return0.56%
Monthly and annual breakdown
Review how the income, vacancy loss, operating expenses, NOI, debt service, and pre-tax cash flow roll up in this estimate.
| Item | Monthly | Annual | Notes |
|---|---|---|---|
| Gross scheduled rent | $2,200.00 | $26,400.00 | N/A |
| Other income | $0.00 | $0.00 | N/A |
| Vacancy loss | -$110.00 | -$1,320.00 | 5% of scheduled rent in this estimate. |
| Effective gross income | $2,090.00 | $25,080.00 | N/A |
| Property taxes | -$250.00 | -$3,000.00 | N/A |
| Insurance | -$100.00 | -$1,200.00 | N/A |
| HOA fee | -$0.00 | -$0.00 | N/A |
| Utilities | -$0.00 | -$0.00 | N/A |
| Repairs and maintenance reserve | -$150.00 | -$1,800.00 | N/A |
| CapEx reserve | -$100.00 | -$1,200.00 | N/A |
| Property management | -$167.20 | -$2,006.40 | Applied to collected rent after vacancy. |
| Leasing and turnover cost | -$0.00 | -$0.00 | N/A |
| Operating expenses total | -$767.20 | -$9,206.40 | N/A |
| Net operating income (NOI) | $1,322.80 | $15,873.60 | N/A |
| Annual debt service | -$1,297.20 | -$15,566.40 | N/A |
| Annual pre-tax cash flow | $25.60 | $307.20 | N/A |
Total cash invested
$55,000.00
Cap rate
6.35%
Cash-on-cash return
0.56%
Actual rental performance depends on occupancy, rent collection, repairs, local taxes, insurance costs, financing terms, management efficiency, and market conditions. Use these numbers as an estimate, not a guarantee.
How it works
What this cash-on-cash return calculator helps you understand
This calculator estimates annual pre-tax cash flow for a single long-term rental property and compares that cash flow with the money you actually invest into the deal.
Basic formula
In plain language, cash-on-cash return is annual pre-tax cash flow divided by total cash invested. Annual pre-tax cash flow is what remains after vacancy, operating expenses, and annual debt service.
What counts as invested cash
Total cash invested usually includes the down payment plus closing costs, initial repairs or rehab, and other upfront costs you choose to include in the deal.
Why financing matters
Financing changes cash-on-cash return because debt service affects annual cash flow while the down payment affects total cash invested. The same property can show a different return under different loan structures.
How it differs from cap rate
Cap rate compares annual NOI with purchase price and ignores financing. Cash-on-cash return includes debt service and compares the result with the cash actually invested.
Why results are estimates
Actual results depend on occupancy, rent collection, repairs, local taxes, insurance, financing terms, management efficiency, turnover, and market conditions. Treat the output as an estimate, not a guarantee.