Rental Property ROI Calculator
Analyse a rental property: cash flow, cap rate and ROI.
All calculations happen locally in your browser — nothing is uploaded, stored or tracked.
Enter price and financing
Purchase price, down payment and closing costs.
Enter rent and costs
Monthly rent, vacancy, tax, insurance, maintenance, management and HOA.
Read the metrics
Cash flow, cap rate, cash-on-cash and total return.
What Is Rental Property ROI?
Rental property analysis asks one question: what does this property actually return on the money I put in? Three metrics answer it: monthly cash flow (rent minus all costs), cap rate (net operating income ÷ price, ignoring financing) and cash-on-cash return (annual cash flow ÷ cash invested).
The calculator takes the purchase price, down payment, rent and all operating costs — vacancy, tax, insurance, maintenance, management, HOA — and reports the three key metrics plus a total return including appreciation.
The Formulas
Cash invested = down payment + closing costs. The calculator's assumptions are all your inputs — nothing is market-fetched.
Your data never leaves your device.
Every calculation on this site runs in your browser using vanilla JavaScript. Nothing is uploaded, stored or tracked.
- 100% local, client-side calculations
- No data stored on any server
- No tracking, no analytics, no ads scripts
- Works offline once loaded
Frequently Asked Questions
What is a good cap rate?
Typically 4–10% depending on market; higher caps usually mean higher risk or lower-cost markets.
What is cash-on-cash return?
Annual cash flow divided by the cash you actually invested — the truest measure of your cash return.
How do I calculate rental property ROI?
Cash-on-cash: (annual rent − all annual costs) ÷ (down payment + closing costs). This calculator does the full breakdown.
Does the calculator include appreciation?
It reports total ROI with an appreciation assumption you enter, separate from the cash-flow metrics.
What costs do landlords forget?
Vacancy, maintenance reserves (often 1% of value per year) and management fees — the calculator includes all three.