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Judge a property deal by IRR, cap rate and cash-on-cash return.
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Real Estate Calculator
IRR, cap rate and cash-on-cash of a property
Internal rate of return
13%
over 20 years, including the sale
- Monthly cash flow (year 1)
- $77.53
- Cap rateYear-1 net operating income / price
- 6.44%
- Cash-on-cash return
- 1.66%
- Net operating income (year 1)
- $16,100
- Mortgage payment
- $1,264.14 / month
- Cash needed up front
- $56,000
- Sale proceeds after 20 yearsAfter selling costs and loan payoff
- $308,590
- Total profit
- $381,811
Before income taxes and depreciation. Rent and costs rise at the rates you set; vacancy applies to all income. Estimates only, not investment advice.
- Cash flow
- Value
- Equity
| Year | Income | Expenses | NOI | Mortgage | Cash flow | Equity |
|---|---|---|---|---|---|---|
| 1 | $22,800 | $6,700 | $16,100 | $15,170 | $930 | $59,735 |
| 2 | $23,484 | $6,901 | $16,583 | $15,170 | $1,413 | $69,846 |
| 3 | $24,189 | $7,108 | $17,080 | $15,170 | $1,911 | $80,347 |
| 4 | $24,914 | $7,321 | $17,593 | $15,170 | $2,423 | $91,258 |
| 5 | $25,662 | $7,541 | $18,121 | $15,170 | $2,951 | $102,597 |
| 6 | $26,431 | $7,767 | $18,664 | $15,170 | $3,495 | $114,382 |
| 7 | $27,224 | $8,000 | $19,224 | $15,170 | $4,055 | $126,636 |
| 8 | $28,041 | $8,240 | $19,801 | $15,170 | $4,631 | $139,379 |
| 9 | $28,882 | $8,487 | $20,395 | $15,170 | $5,225 | $152,635 |
| 10 | $29,749 | $8,742 | $21,007 | $15,170 | $5,837 | $166,427 |
| 11 | $30,641 | $9,004 | $21,637 | $15,170 | $6,467 | $180,781 |
| 12 | $31,561 | $9,274 | $22,286 | $15,170 | $7,117 | $195,723 |
| 13 | $32,507 | $9,553 | $22,955 | $15,170 | $7,785 | $211,283 |
| 14 | $33,483 | $9,839 | $23,643 | $15,170 | $8,474 | $227,489 |
| 15 | $34,487 | $10,134 | $24,353 | $15,170 | $9,183 | $244,374 |
| 16 | $35,522 | $10,438 | $25,083 | $15,170 | $9,914 | $261,969 |
| 17 | $36,587 | $10,752 | $25,836 | $15,170 | $10,666 | $280,311 |
| 18 | $37,685 | $11,074 | $26,611 | $15,170 | $11,441 | $299,437 |
| 19 | $38,815 | $11,406 | $27,409 | $15,170 | $12,240 | $319,385 |
| 20 | $39,980 | $11,748 | $28,231 | $15,170 | $13,062 | $340,197 |
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How the real estate calculator works
The internal rate of return is the yearly return that makes all the deal's cash flows worth zero today: the cash you put in (down payment, closing costs, repairs), each year's cash flow after the mortgage, and the proceeds when you sell. It is the best single measure for comparing a property with other investments.
Cap rate is net operating income (rent after vacancy minus taxes, insurance, maintenance and fees, before the mortgage) divided by the price. It ignores financing, so it compares properties on equal terms. Cash-on-cash return is the first year's cash flow divided by the cash you invested.
Using and checking your result
Published by JustYourCalculator. Check the units and assumptions above, and compare a known example before relying on the output. Calculations use browser arithmetic and may round displayed values.
This is an educational estimate, not a lender quote, tax filing calculation or investment recommendation. Actual costs depend on current rules, fees and your circumstances. Verify important decisions with official sources and a qualified adviser.
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