Cash-on-Cash Return Calculator
Find out exactly how much return you get on the cash you put into a deal. Enter your purchase price, financing, and rental income — results update instantly.
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Assumes 30-year fixed mortgage · Results update instantly
What is Cash-on-Cash Return?
Cash-on-cash return is the most practical metric for leveraged real estate investors. It measures the actual cash income you receive in a year relative to the cash you put into the deal — your down payment and closing costs.
Unlike cap rate, cash-on-cash return is financing-dependent. It reflects the real economics of your specific investment — including your mortgage payments, interest rate, and down payment percentage. Two investors buying the same property with different financing will have very different cash-on-cash returns.
Formula
Cash-on-Cash Return = Annual Cash Flow ÷ Total Cash Invested
Annual Cash Flow = Annual NOI − Annual Mortgage Payments
Cash Invested = Down Payment + Closing Costs + Upfront Repairs
This calculator uses your down payment as the cash invested figure. For a more precise result, add your estimated closing costs (typically 2–5% of the purchase price) to get a more conservative — and realistic — return.
How to Interpret Your Result
What counts as a “good” cash-on-cash return depends on your market, risk tolerance, and investment alternatives.
Low — weak cash return
Relying heavily on appreciation. Consider whether leverage is working for you.
Moderate — acceptable
Common in competitive markets. Decent income with room for appreciation upside.
Strong — excellent return
Strong cash flow relative to your equity investment. Typical target for most investors.
Exceptional — verify assumptions
Outstanding return. Double-check rent, expense, and vacancy assumptions before proceeding.
Frequently Asked Questions
What is cash-on-cash return in real estate?+
Cash-on-cash return (CoC) measures your annual cash income relative to the cash you actually invested. If you put $87,500 into a deal and it generates $8,750 in annual cash flow, your CoC return is 10%. It only counts real cash — ignoring paper gains like equity paydown or appreciation.
What's the difference between cash-on-cash and cap rate?+
Cap rate ignores financing — it measures the property's unlevered return. Cash-on-cash return accounts for your specific financing. The same property could have a 6% cap rate but a 12% CoC return if financed with a favorable mortgage. Leverage amplifies both gains and losses, which is why both metrics matter.
What cash invested is included in the calculation?+
This calculator uses your down payment as the cash invested figure. In practice, you should also include closing costs (typically 2–5% of purchase price) and any upfront renovation or repair costs. A more accurate CoC = Annual Cash Flow ÷ (Down Payment + Closing Costs + Repairs).
What's a good cash-on-cash return for a rental property?+
Most buy-and-hold investors target 8–12%. In competitive markets (NYC, LA, Seattle), 5–8% is common. In secondary or tertiary markets, 12–15%+ is achievable but often carries more risk. Compare against your alternative investments — if your brokerage account returns 10% annually, a 6% CoC rental needs to offer other benefits like appreciation or tax advantages.
Does cash-on-cash return include mortgage paydown?+
No — standard CoC return only counts cash flow (income minus all expenses including mortgage payments). Equity buildup from mortgage paydown is real wealth creation, but it's not cash in your pocket. Some investors calculate a 'total return' that adds principal paydown and appreciation, but that requires more assumptions.