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Rental Property Calculator

Find a rental property's return (IRR), cash flow, cap rate, cash-on-cash return and profit over the years you own it.

Change the values and press Calculate to work out your own figures.

Enter the purchase, the loan, the income and costs, and the sale.

What you pay for the property.
Nominal annual rate.
For example 30.
Rent for a full month.
For example 20.
Changes how amounts are shown, not the math; your choice is remembered on this device.
20 if blank.
An amount; 0 if blank.
Paid up front; 0 if blank.
Grows from here instead of the price.
0 if blank.
0 if blank.
0 if blank.
0 if blank.
Utilities you pay, accounting and so on.
0 if blank.
Parking, laundry, storage.
0 if blank.
Share of the year it's empty; 0 if blank.
0 if blank.
0 if blank.
If you know it; otherwise it grows at the appreciation rate.
0 if blank; agents and closing.
Result
Internal rate of return (IRR)
18.4175%
Cash invested
$46,000.00
Year 1 net operating income
$16,100.00
Year 1 cash flow a month
$382.39
Cap rate
8.05%
Cash-on-cash return
9.98%
Gross rent multiplier
8.33
Loan amount
$160,000.00
Loan payment a month
$959.28
Sale price
$361,222.25
Total profit
$402,304.36

Over 20 years the property returns 18.4175% a year.

Year by year
YearRent collectedExpensesNOILoan paymentsCash flow
1$22,800.00$6,700.00$16,100.00$11,511.37$4,588.63
2$23,484.00$6,901.00$16,583.00$11,511.37$5,071.63
3$24,188.52$7,108.03$17,080.49$11,511.37$5,569.12
4$24,914.18$7,321.27$17,592.90$11,511.37$6,081.53
5$25,661.60$7,540.91$18,120.69$11,511.37$6,609.32
6$26,431.45$7,767.14$18,664.31$11,511.37$7,152.94
7$27,224.39$8,000.15$19,224.24$11,511.37$7,712.87
8$28,041.12$8,240.15$19,800.97$11,511.37$8,289.60
9$28,882.36$8,487.36$20,395.00$11,511.37$8,883.63
10$29,748.83$8,741.98$21,006.85$11,511.37$9,495.48
11$30,641.29$9,004.24$21,637.05$11,511.37$10,125.68
12$31,560.53$9,274.37$22,286.17$11,511.37$10,774.80
13$32,507.35$9,552.60$22,954.75$11,511.37$11,443.38
14$33,482.57$9,839.18$23,643.39$11,511.37$12,132.02
15$34,487.05$10,134.35$24,352.69$11,511.37$12,841.32
16$35,521.66$10,438.38$25,083.28$11,511.37$13,571.91
17$36,587.31$10,751.53$25,835.77$11,511.37$14,324.40
18$37,684.93$11,074.08$26,610.85$11,511.37$15,099.48
19$38,815.47$11,406.30$27,409.17$11,511.37$15,897.80
20$39,979.94$11,748.49$28,231.45$11,511.37$16,720.08
Show the working
  1. NOI = collected rent − expenses − management
  2. cash flow = NOI − loan payments
  3. IRR: the rate that makes the cash flows and sale proceeds worth the cash invested

How to use it

Enter the purchase, the loan, the income and costs, and the sale.

Enter amounts without commas or with them; rates are percentages (5 for 5%). Negative amounts are allowed where a sign means money paid out.

Key facts

NOI = rent × (1 − vacancy) − expenses − management
cash flow = NOI − loan payments
cap rate = NOI ÷ (price + repairs)
cash-on-cash = cash flow ÷ cash invested
IRR: the rate at which the cash flows and sale proceeds are worth the cash invested

Rules of thumb

The 1% rule looks for monthly rent of at least 1% of the price; the 50% rule expects operating costs to take about half the rent. Both are screens, not answers.

Questions

What is the cap rate on a $200,000 rental with $16,100 NOI?

8.05%.

Reviewed by RK Calculator Team. Updated 2026-09-26.

Formulas

NOI = rent × (1 − vacancy) − expenses − management
cash flow = NOI − loan payments
cap rate = NOI ÷ (price + repairs)
cash-on-cash = cash flow ÷ cash invested
IRR: the rate at which the cash flows and sale proceeds are worth the cash invested

Sources

Limitations

  • Results are estimates for planning, not offers or financial advice; lenders and banks may round, count days or time payments differently.
  • Rates are nominal annual rates compounded as you choose; payments at a different frequency use the equivalent periodic rate.

Formula version 0.1.0Reviewed