Rental Property ROI Calculator

See exactly how hard your money is working. Enter your property details to instantly see your cash flow, annual profit, and total return on investment.

Return on investment, or ROI, measures how much profit a rental property generates relative to what you've invested in it. This calculator uses your purchase price, down payment, monthly rent, and expenses to instantly calculate the four numbers real estate investors rely on most: net operating income, cap rate, annual cash flow, and cash-on-cash return.

Investment analysis
Performance metrics
Annual NOI —
Annual cash flow —
Cap rate —
Cash on cash return —

Is This Property Worth It?

Every real estate investor has stared at a listing and wondered the same thing: do the numbers actually work? If you've been running figures in your head or scribbling on the back of a napkin, you're in good company — even seasoned investors lean on tools to keep the math honest.

The tricky part is that "good returns" depend on a lot of moving pieces. A property with strong cash flow can have a weak cap rate. A killer cap rate can mask a thin cash-on-cash return once the mortgage gets factored in. Each metric tells a different piece of the story, and looking at any one in isolation is how deals go sideways.

That's where this calculator helps. Drop in the property's numbers and we'll surface the four metrics that matter most — NOI, cash flow, cap rate, and cash-on-cash return — so you can size up a deal at a glance and decide whether it's worth a closer look.

  • What is a good ROI for a rental property?

    Most investors look for a cash-on-cash return of 8 to 12 percent and a cap rate of 5 to 8 percent, though acceptable ranges vary by market, property type, and risk tolerance.

  • What's the difference between cap rate and cash-on-cash return?

    Cap rate assumes an all-cash purchase and measures a property's return independent of financing. Cash-on-cash return factors in your mortgage and measures the return on the actual cash you invested.


  • How is NOI different from cash flow?

    NOI is your income before mortgage payments. Cash flow is what's left after the mortgage is paid, so cash flow will always be lower than NOI on a financed property.


  • Does this calculator account for property management fees?

    Yes, as long as you include them in the monthly expenses field. They'll flow through into the NOI, cash flow, and cash-on-cash return automatically.


  • Can I use this to compare properties at different price points?

    Yes. Cap rate exists specifically for this, since it normalizes return by purchase price, making it easy to compare a $200,000 property against a $600,000 one.

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Whether you own a single rental, or just need help finding a great tenant — we have a service built for you

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Full-service management for rental homes, condos, and small portfolios. We handle everything so you don't have to.

Best for: Individual landlords and investors

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Just need a great tenant? We handle the entire leasing process — marketing, showings, screening, and signing — then hand it back to you.

Best for: Self-managing landlords who want help leasing

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Free Rental Analysis

We'll evaluate your property and provide a competitive market rate
so you know exactly what your investment could earn.

Rental Analysis ROI Calc Page

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What Our Clients Are Saying
Hear Genuine Feedback From Our Clients Who Trust Us For Quality, Reliability, And Great Results.

Robin E.

2 months ago

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Lineage Property Management has been absolutely amazing. The entire process of transitioning my rental property was completely seamless and stress-free. Their communication is top-tier—I always know what's happening immediately. If you need professional, reliable management in the Wasatch Front area, look no further. Highly recommend!

Brandon E.

2 months ago

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Lineage has been incredible to work with recently I purchased a property that needed some updates lineage helped me get the remodels all coordinated and helped me lease the property with amazing tenants overall a wonderful experience if someone is looking for an honest hard working and experienced property Mangement company I would highly recommend lineage

Cory R. 

2 months ago

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I cannot speak highly enough of Lineage Property Management's work managing my property in Bountiful. From the initial onboarding process, everything was handled seamlessly and professionally. The team does an incredible job of staying ahead of issues, and their communication is absolutely superb. I receive immediate updates and clear guidance. It's a huge relief knowing my investment is in such capable and reliable hands. They truly deliver amazing service.

Austin H. 

2 months ago

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Highly recommend anyone looking to buy, sell, invest, or renovate to seek advice from Logan. He’s top tier and has seen it all.

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