Cap Rate & Cash Flow Calculator

What's the real return on this deal?

Enter a few numbers and get the same cap rate, cash flow, and cash-on-cash math that powers every PropertyGrowth investment report — instantly, before you commit to pulling the full report.

Why this matters

Most people shop for an investment property the way they'd shop for a home to live in — they look at the price, the neighborhood, maybe the kitchen. But a property can look great and still lose you money every month, or look plain and quietly make you rich. The only way to know which one you're looking at is to run the numbers first.

Cap rate is how investors compare properties apples-to-apples, regardless of how much cash or financing anyone put in — it answers "how good is this deal, period?" Cash flow answers a more personal question: after the mortgage, will there be money left in your pocket every month, or will you be the one paying to keep the property afloat?

Experienced investors run this calculation before they even book a showing. It takes ten seconds and it's the cheapest way to rule out a bad deal — no drive, no agent, no wasted afternoon.

The Deal

Purchase price

Down payment($90,000)

Monthly rent

Monthly expensesleave blank for 35% of rent

Interest rateannual, fixed

Amortizationlength of the mortgage

yrs

Cap Rate

Weak — cash-flow negative at these numbers

4.85%

Net operating income ÷ purchase price

Monthly cash flow

-$243

Cash-on-cash return

-3.24%

Mortgage payment / mo

$2,063

NOI (annual)

$21,840

Cash flow negative at -$243/mo — you'd be topping this up out of pocket every month at this price and rent.

What these numbers mean

Cap rate

Net operating income (rent minus expenses, before the mortgage) divided by purchase price. It tells you the property's return as if you'd bought it in cash — useful for comparing deals of different sizes.

Cash flow

What's actually left in your pocket every month after rent covers expenses and the mortgage payment. Positive means the property pays for itself; negative means you're topping it up out of pocket.

Cash-on-cash

Annual cash flow divided by the cash you actually put in (your down payment). This is the return on your actual investment, not the full purchase price — the number that matters most if you financed the deal.

Estimates for planning purposes only — not financial advice. Figures are simplified and don't include closing costs, vacancy, or capex reserves.

Why this matters

Experienced investors run this calculation before they even book a showing. It takes ten seconds and it's the cheapest way to rule out a bad deal — no drive, no agent, no wasted afternoon.