Sizing up a rental? Enter the purchase price, rent, and expenses to get cap rate, cash-on-cash return, monthly cash flow, and NOI instantly — the core numbers every investor runs before buying.
Cap rate = net operating income ÷ purchase price. It ignores your loan, so it's a clean way to compare two properties on the same footing. Many investors look for caps in roughly the 5–10% range, but "good" depends heavily on your market.
Cash-on-cash return = annual pre-tax cash flow ÷ the actual cash you put in (down payment + closing + upfront repairs). Because it accounts for financing, it tells you what your invested dollars actually earn each year.
Cash flow is what's left each month after the mortgage, taxes, insurance, vacancy, and maintenance reserves. Negative cash flow means the property costs you money to hold.
This tool is for general educational and informational purposes only. It is not financial, tax, or investment advice. Estimates ignore appreciation, depreciation, taxes on income, and loan amortization detail. Verify every figure before making an investment.
Free tool by Hatchkeep — property management software, free for 50 properties and unlimited units. See all free landlord tools.