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Investment Property ROI Calculator

Cap rate, cash-on-cash, IRR — for any rental property.

Investment property analysis hinges on three numbers: cap rate (NOI ÷ price — strips out financing), cash-on-cash return (annual cash flow ÷ down payment), and total return (cash flow + appreciation + amortization). ValiFit's ROI calc handles all three, plus vacancy/maintenance/management assumptions and the local appreciation rate from FHFA HPI.

Score a real listing as a rental

Inputs

  • Purchase price
  • Down payment
  • Mortgage rate/term
  • Monthly rent
  • Vacancy rate (default 5%)
  • Maintenance rate (default 1% of price/year)
  • Property management %
  • Property tax
  • Insurance

Outputs

  • Net Operating Income (NOI)
  • Cap rate
  • Cash flow monthly
  • Cash-on-cash return
  • Total annual return (with appreciation)
  • 5/10-year IRR

Formula

NOI = rent × (1 − vacancy) − operating expenses. Cap rate = NOI ÷ price. Cash flow = NOI − debt service. Cash-on-cash = annual cash flow ÷ down payment.

Federal Sources

ValiFit pulls these federal sources directly. We do not invent rates, fees, or limits — they come from the source agency.

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