Free Rental Property ROI Calculator — Cash Flow & Cap Rate Analysis

Calculate rental property cash flow, cap rate, cash-on-cash return, and 5-year ROI with appreciation. Free real estate investment calculator 2026, no signup.

How to Use Free Rental Property ROI Calculator — Cash Flow & Cap Rate Analysis

  1. Enter the property purchase price, down payment, and mortgage rate to calculate your loan payment.
  2. Add monthly rent income and fill in annual expenses: taxes, insurance, maintenance, and vacancy rate.
  3. See your monthly cash flow, annual cash-on-cash return, and cap rate instantly.
  4. Check the 5-year projection chart to see total ROI including principal paydown and appreciation.
  5. Adjust inputs to compare different properties or scenarios before making an investment decision.

Frequently Asked Questions

What is a good cap rate for rental property?

4-6% is typical in major metros; 7-10%+ is common in smaller markets. Higher cap rates often signal higher risk or older properties.

What is cash-on-cash return?

Annual pre-tax cash flow divided by total cash invested (down payment + closing + rehab). Investors often target 8-12%+ cash-on-cash.

How do I calculate rental cash flow?

Monthly rent − mortgage − taxes − insurance − maintenance reserve − vacancy − management. Positive cash flow means the property pays for itself.

Should I include appreciation in ROI?

Cap rate excludes appreciation. The 5-year projection here factors in both cash flow and equity growth from principal paydown and appreciation for total ROI.

How do I know if a rental property is a good investment?

Look for: positive monthly cash flow after all expenses, cap rate at or above your local market average (4-8%), and cash-on-cash return above 8%. The 1% rule (monthly rent ≥ 1% of purchase price) is a quick filter, though hard to find in most markets today.

What expenses do landlords commonly forget?

Vacancy rate (assume 5-10% of annual rent), capital expenditures (roof, HVAC, appliances — budget 1-2% of property value/year), property management (8-12% of rent if outsourced), and LLC or legal fees. Our calculator includes all of these.