The short answer
Last updated: July 2026
Rental yield expresses a year of rent as a percentage of a property’s price. Gross yield is annual rent ÷ price × 100; net yield subtracts operating expenses first. A $250,000 property renting for $1,800 a month has about an 8.6% gross yield. Net yield is the truer comparison. Both are estimates from your numbers.
After the estimate:
Self-management softwareRental yield calculator
Gross and net rental yield.
A year of rent as a percentage of what the property costs — shown two ways: gross (rent alone) and net (after operating expenses).
Property price or value
$
Monthly rent
$
Annual operating expenses (for net)
$
Taxes, insurance, management, repairs, vacancy — everything but the mortgage. Used only for the net yield.
Input-driven result
Your inputs
Formula
Result below
Gross rental yield
8.91%
Annual rent $31,200 ÷ $350,000 price. Ignores expenses.
Net rental yield
6.34%
(Annual rent $31,200 − expenses $9,000) ÷ $350,000 price = $22,200/yr net.
Annual yield composition
Annual rent
$31,200
Operating expenses
-$9,000
Annual net
$22,200
Estimate based on your inputs. Not a promise of results.
Estimate only. Yield measures rent against price; it excludes the mortgage, financing, appreciation, and taxes. Gross yield ignores expenses entirely — use net yield to compare properties on a truer basis.
Get early access
Watch it work
How it works
How this tool works.
Rental yield turns a year of rent into a percentage of what the property costs, so you can compare a cheap property with modest rent against a pricier one with higher rent on the same footing. Gross yield uses the rent alone; net yield subtracts the operating expenses to show what the property actually returns.
Enter the price, the monthly rent, and your annual operating expenses, and this calculator estimates both yields at once. It’s arithmetic on the figures you provide — a comparison tool, not a valuation or a prediction of returns.
1
Enter the property price or value and the monthly rent; the tool annualizes the rent (monthly × 12).
2
Gross yield: annual rent ÷ price × 100 — the headline figure that ignores expenses.
3
Net yield: (annual rent − annual operating expenses) ÷ price × 100 — a truer basis for comparing properties.
4
Both figures are estimates from your inputs; the calculator guards against dividing by a zero price.
Make the result useful
Rental-yield interpretation
Purchase price is the value denominator for the scenario.
Annual rent should be stated as gross scheduled or effective income so the yield label is clear.
Operating expenses determine whether the result is gross or net yield.
Financing is separate; yield is not the same as levered cash return.
The assumptions that move this result
Price
Acquisition or value denominator.
Rent
Annualized rent on a stated basis.
Expenses
Recurring operating costs for net yield.
Income basis
Whether vacancy and concessions are included.
Calculation lens
gross yield = annual rent ÷ price; net yield = net operating income ÷ price
Use the output as a documented scenario result, not a guarantee.
Read the number in context
Worked scenario
Scenario: $30,000 annual rent on $300,000 price is 10% gross yield.
Edge case
Edge case: a low price can raise yield while hiding major repairs.
Does not include debt service, tax effects, or future rent changes.
Before you act
• Label gross versus net yield.
• Rebuild expenses from records.
• Compare cash flow after financing separately.
Worked formula
gross yield = annual rent ÷ price; net yield = net operating income ÷ price
Questions landlords ask
Questions about this tool and its limits.
What’s the difference between gross and net yield?
Gross yield divides a year of rent by the price and ignores costs — it’s quick but flattering. Net yield first subtracts the annual operating expenses (taxes, insurance, management, repairs, vacancy), so it reflects what the property really earns relative to its price. Net is the more honest comparison.
What counts as operating expenses here?
Everything to run the property except the mortgage — property taxes, insurance, management, maintenance, and a vacancy allowance. The mortgage is financing, not an operating cost, so leave it out; yield measures the property, not your loan.
What’s a good rental yield?
It’s relative — yields vary widely by market and property type, so the useful move is to compare similar properties in the same area rather than chase an absolute number. A higher net yield means more income per dollar of price, but it can also signal more risk or an older building.
How is yield different from cap rate?
They’re close cousins. Cap rate uses net operating income over the price; net rental yield does the same. Gross yield is the simpler version that skips expenses entirely. Use gross to shortlist fast, then net yield or cap rate to actually analyze a deal.
Keep exploring
More tools for analyze a deal.
Rental property ROI calculator
Estimate cap rate, cash flow, and cash-on-cash from your numbers.
Open tool →
Cap rate calculator
Estimate cap rate and NOI from price, income, and expenses.
Open tool →
Gross rent multiplier (GRM) calculator
Estimate the GRM — price relative to a year of gross rent.
Open tool →
Editorial ownership
Written and maintained by the Aptoria editorial team
Editorial method reviewed July 28, 2026. Aptoria reviews scope, source fit, examples, limitations, links, and publication gates. This record does not claim attorney, CPA, lender, appraiser, or other independent professional sign-off.
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.
Stop sizing the problem. Let the agent run it.
Free for your first unit. The calculator gives you the number; Aptoria does the work — and you approve what matters.
Start free
Self-management software