Property tool

AvailableUS / USD

Rental Property ROI Calculator

Model income, operating costs, debt service, and cash-on-cash return with assumptions you control.

Educational estimate · Fixed-rate principal and interest · Local scenario saving

For educational estimates only. This calculator is not investment, lending, tax, or legal advice and does not predict property performance.

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US / USD assumptions · fixed-rate loan · data stays in this browser

Purchase and financing

Model a US fixed-rate loan. Principal and interest does not include taxes, insurance, or mortgage insurance.

Property price

Down payment

Closing costs

Loan principal

Editable; defaults to price minus down payment.

Annual fixed interest rate

Loan term

Income and vacancy

Vacancy is applied to scheduled rent and other recurring monthly income.

Monthly scheduled rent

Other monthly income

Vacancy rate

Operating expenses

Enter recurring property-level costs. Debt service is shown separately.

Annual property tax

Annual insurance

Monthly maintenance

Monthly management

Monthly owner-paid utilities

Monthly HOA

Other monthly operating costs

Live estimate

Rental performance

Inputs valid

Monthly cash flow

-$41.96

NOI minus principal and interest

Monthly NOI

$1,475.00

Excludes debt service

Cash-on-cash return

-0.76%

Annual cash flow ÷ initial cash

Net yield

5.90%

Annual NOI ÷ property price

Income and operating breakdown

Gross scheduled monthly income$2,500.00

Vacancy loss (5%)−$125.00

Effective monthly income$2,375.00

Operating expenses

Property tax (monthly)$300.00

Insurance (monthly)$150.00

Maintenance$250.00

Management$200.00

Utilities + HOA + other$0.00

Total operating expenses$900.00

NOI — excludes debt service$1,475.00

Principal and interest−$1,516.96

Estimated monthly cash flow-$41.96

Returns and formulas

Gross yield: annual scheduled income ÷ property price = 10.00%.

Net yield: annual NOI ÷ property price = 5.90%.

Initial cash: down payment + closing costs = $66,000.00.

Cash-on-cash: annual cash flow ÷ initial cash. It is N/A when initial cash is zero.

Mortgage payment is monthly principal and interest for a fully amortizing fixed-rate loan. At 0% it equals principal divided by term months; at zero principal it is $0.

Excluded: appreciation, depreciation, income tax, tax benefits, mortgage insurance, rent growth, refinancing, sale costs, and future market changes.

Common questions

Frequently asked questions

Does NOI include the mortgage payment?

No. Net operating income subtracts modeled operating expenses but not debt service. Estimated cash flow then subtracts principal and interest.

Does this calculator give investment or tax advice?

No. It provides educational estimates from your assumptions and does not model appreciation, income tax, tax benefits, or guarantee a return.

What happens when the loan amount is zero?

Monthly mortgage principal and interest are set to zero. If the interest rate is zero but a loan exists, payment is principal divided by the number of months.