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Free real estate calculator

Cash on Cash Return Calculator

Measure annual cash flow against the cash you put into the property.

By Calculate My Property EditorialUpdated September 30, 2026Professional review pending
01 / Your inputs

Start with your property.

Property1 inputs
USD
Use the agreed purchase price, excluding closing costs.
Acquisition2 inputs
USD
Cash fees paid at acquisition; do not include the down payment.
USD
Include materials, labor, permits and a contingency.
Income4 inputs
USD / month
Use rent for one unit; enter other income separately.
units
Rent above is per unit.
USD / year
Parking, laundry or other recurring revenue.
%
Apply to scheduled gross income; include credit loss.
Operating expenses8 inputs
USD / year
Use the expected post-purchase bill, including reassessment.
USD / year
Property and landlord cover, not mortgage insurance.
%
Charged against collected income in this model.
%
Routine repairs as a share of collected income.
%
Future roofs and replacements. Deducted after NOI.
USD / year
Include only owner-paid dues.
USD / year
Exclude amounts paid directly by tenants.
USD / year
Legal, accounting, licensing and other recurring costs.
Financing5 inputs
%
Loan amount as a share of purchase price.
%
Contract note rate; fees and points are entered separately.
years
Remaining amortization period, not a balloon maturity.
%
One point equals 1% of loan principal.
Projection4 inputs
years
Cash flows occur at year end; sale happens in the final year.
%
Scenario assumption, not a price forecast.
%
Net income and reserves grow at the same assumed rate.
%
Selling expenses as a share of future sale price.
All amounts in USD.
Your estimate

Cash on cash return

-4.79%Based on your inputs · USD
Net operating income
$17,803
Annual cash flow
-$4,522
Cash invested
$94,500
See the breakdown
Scheduled gross income
$28,800
Vacancy / credit loss
$1,440
Operating expenses
$9,557
Net operating income
$17,803
Annual debt service
$20,957
Capital reserve
$1,368
Annual cash flow
-$4,522
The formula

Cash on cash = cash flow ÷ invested cash

Assumptions & limitations (2)
  • Illustrative, pre-tax analysis. Capital reserves are deducted after NOI. Operating percentages apply to collected income.
  • Annual year-end cash flows; one sale at the end of the hold. IRR may be unavailable or non-unique for unconventional cash flows.

Result breakdown

Scheduled gross income$28,800
Vacancy / credit loss$1,440
Operating expenses$9,557
Net operating income$17,803
Annual debt service$20,957
Capital reserve$1,368
Annual cash flow-$4,522

Assumptions & limitations

  • Illustrative, pre-tax analysis. Capital reserves are deducted after NOI. Operating percentages apply to collected income.
  • Annual year-end cash flows; one sale at the end of the hold. IRR may be unavailable or non-unique for unconventional cash flows.

Calculation inputs

Calculate My Property · calculatemyproperty.com · Professional review pending

AssumptionEntered valueUnit / context
Purchase price350000USD
Purchase closing costs7000USD
Rehab budget0USD
Monthly rent2400USD / month
Rental units1units
Other annual income0USD / year
Vacancy allowance5%
Annual property taxes4200USD / year
Annual insurance1800USD / year
Management fee8%
Maintenance allowance5%
Capital reserve5%
Annual HOA dues0USD / year
Owner-paid utilities0USD / year
Other annual expenses0USD / year
Loan-to-value75%
Annual interest rate7%
Loan term30years
Loan points0%
Interest-only paymentNo
Hold period5years
Annual appreciation3%
Annual NOI growth2%
Sale costs6%

All entered fields are retained for traceability; inactive modes may ignore some fields. Consult the formula and limitations for the selected calculation.

02 / Your next decisionCap RateDSCRRental Property
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Planning estimate. Editorially sourced; independent professional review is pending. How we calculate
The detail

Your calculation table

6 rows · full data in CSV
YearOperating cash flowNet sale equityTotal cash flow
0-94,5000-94,500
1-4,521.830-4,521.83
2-4,193.120-4,193.12
3-3,857.850-3,857.85
4-3,515.860-3,515.86
5-3,167.04134,305.75131,138.71
Worked example

Follow the default numbers.

With purchase price of $350,000, monthly rent of $2,400, the model gives cash on cash return: -4.79%.

The formula is cash on cash = cash flow ÷ invested cash. Open the breakdown to trace expenses and assumptions. Change one input at a time to see how your decision changes. This example uses scenario inputs; it is not an offer, tax bill, appraisal or legal determination.

Count all cash invested

Cash on cash divides annual pre-tax cash flow by initial cash committed. The initial amount includes the down payment, purchase closing costs, rehab and acquisition points. NOI is reduced by debt service and capital reserves before the numerator is calculated. The result excludes appreciation and principal paydown, which appear in the longer-term rental model.

A small denominator can magnify risk

High leverage reduces initial cash and can raise the percentage when cash flow is positive. It also increases the payment burden and the size of a loss relative to your investment. When initial cash is zero or negative, this calculator does not report a meaningful cash-on-cash percentage. Use the actual cash ledger and consider required reserves that a lender keeps outside closing.

Keep your assumptions with the result

Save the calculation to your deal file to reuse compatible inputs in another tool. The file stays in this browser on this device. Download the CSV to open the complete inputs, results and schedule in Excel or Google Sheets. Use PDF to print the report or save it as a PDF. A share link includes entered financial figures in its URL, so use it only with people you intend to share those numbers with.