How it works
How this tool works.
Cash-on-cash return answers a question cap rate can’t: what did the money you actually spent earn this year? Because it’s measured against your down payment and closing costs rather than the full price, it reflects how leverage changes your return.
Enter your annual pre-tax cash flow and the cash you put in — down payment, closing costs, and any upfront repairs — and this calculator estimates the percentage return. It’s an illustration from your inputs, not a promised yield.
Enter your annual pre-tax cash flow — rent left after operating expenses and the mortgage.
Add the cash you invested: down payment, closing costs, and upfront repairs.
The tool divides cash flow by total cash invested to estimate the cash-on-cash return.
Compare it against other uses of the same cash, or against a property bought with more or less leverage.
Make the result useful
Cash-on-cash return decisions
Annual pre-tax cash flow is income after operating costs and modeled debt service.
Cash invested includes all cash committed, not just the down payment.
Financing affects the numerator through debt service and the denominator through cash required.
The measure should be read with DSCR and monthly cash cushion.
The assumptions that move this result
Cash flow
Annual pre-tax cash remaining.
Cash invested
Down payment, closing, and immediate cash work.
Debt service
Financing cost included before cash flow.
Period
A full comparable annual scenario.
cash-on-cash return = annual pre-tax cash flow ÷ total cash invested
Use the output as a documented scenario result, not a guarantee.
Read the number in context
Worked scenario
Scenario: $7,200 cash flow on $90,000 invested is 8%.
Edge case
Edge case: omitted $10,000 closing cash changes the result to 7.2%.
Does not predict rent, refinance, appreciation, or repairs.
Before you act
• Include every cash contribution.
• Stress test vacancy and repairs.
• Compare with debt coverage before relying on percentage return.
Worked formula
cash-on-cash return = annual pre-tax cash flow ÷ total cash invested
Is this a forecast?
No. It calculates the assumptions you enter.
Can it replace professional review?
No. Use current records and qualified advice.
What should I save?
Keep the assumptions and source records used for the decision.