Free calculator
Rental property ROI calculator
Estimate a rental’s cap rate, monthly cash flow, and cash-on-cash return from the numbers you enter — the three figures investors actually compare. Results are estimates from your own inputs.
The short answer
Last updated: July 2026
How do I estimate rental property ROI?
Rental ROI is usually measured three ways: cap rate (net operating income ÷ price), monthly cash flow (NOI ÷ 12 − mortgage payment), and cash-on-cash return (annual cash flow ÷ cash invested). Together they show a rental’s yield and how hard your down payment works. These are estimates from your inputs, not guaranteed returns or investment advice.
After the estimate:
Self-management softwareRental ROI calculator
Cap rate, cash flow, and cash-on-cash.
Enter a property's numbers and see the three returns investors actually compare — computed from your inputs.
Purchase price
$
Monthly rent
$
Annual operating expenses (excl. mortgage)
$
Down payment
20%
0%
100%
Mortgage APR
6.50%
0%
12%
Loan term
30 yrs
5 yrs
40 yrs
Input-driven result
Your inputs
Formula
Result below
Cap rate
6.3%
NOI $22,200/yr ÷ purchase price. Cap rate ignores the mortgage.
Monthly cash flow
$80
After ~$1,770/mo principal & interest.
Cash-on-cash return (on down payment)
1.4%
Annual cash flow $963 ÷ $70,000 down. Excludes closing costs and upfront repairs — the dedicated cash-on-cash calculator includes them.
Estimate based on your inputs. Not a promise of results.
Estimate only. Mortgage is principal & interest — property taxes, insurance, and other carrying costs belong in your operating-expenses figure. Excludes closing costs, appreciation, tax effects, and vacancy.
How it works
How this tool works.
Whether a rental is a good deal comes down to a few numbers most listings never show you: the cap rate, what it clears each month after the mortgage, and how hard your down payment is working. Run them before you make an offer, not after.
Enter the purchase price, rent, operating expenses, and your financing, and this calculator estimates all three at once. It’s arithmetic on the figures you provide — an illustration to compare deals, not a prediction of what any property will actually return.
Make the result useful
Rental ROI interpretation
Purchase price anchors cap rate; use a supportable acquisition price.
NOI is annual income after operating expenses but before debt service and income taxes.
Financing inputs affect cash flow and cash-on-cash, not cap rate.
Cash invested should include down payment, closing, and immediate cash-funded work.
Calculation lens
cap rate = NOI ÷ price; cash-on-cash = annual pre-tax cash flow ÷ cash invested
Use the output as a documented scenario result, not a guarantee.
This does not forecast rent, appraisal, repairs, or investment performance.
Questions landlords ask
Questions about this tool and its limits.
Built by a landlord who's done every one of these jobs by hand.
Aptoria was built by an owner-operator managing a Brooklyn portfolio — the 11pm calls, the awkward rent texts, the April receipt-pile — not by a software team guessing at the problem.
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