.calculator-container {
font-family: 'Segoe UI', Tahoma, Geneva, Verdana, sans-serif;
max-width: 800px;
margin: 0 auto;
padding: 20px;
background: #fff;
border: 1px solid #e0e0e0;
border-radius: 8px;
box-shadow: 0 4px 6px rgba(0,0,0,0.05);
}
.calc-header {
text-align: center;
margin-bottom: 30px;
background-color: #f8f9fa;
padding: 20px;
border-radius: 8px;
}
.calc-header h2 {
margin: 0;
color: #2c3e50;
font-size: 28px;
}
.calc-header p {
color: #6c757d;
margin-top: 10px;
}
.input-grid {
display: grid;
grid-template-columns: 1fr 1fr;
gap: 20px;
margin-bottom: 30px;
}
@media (max-width: 600px) {
.input-grid {
grid-template-columns: 1fr;
}
}
.input-group {
display: flex;
flex-direction: column;
}
.input-group label {
font-weight: 600;
margin-bottom: 8px;
color: #34495e;
font-size: 14px;
}
.input-group input {
padding: 12px;
border: 1px solid #ced4da;
border-radius: 4px;
font-size: 16px;
transition: border-color 0.3s;
}
.input-group input:focus {
border-color: #3498db;
outline: none;
box-shadow: 0 0 0 3px rgba(52, 152, 219, 0.1);
}
.calc-btn {
width: 100%;
padding: 15px;
background-color: #27ae60;
color: white;
border: none;
border-radius: 4px;
font-size: 18px;
font-weight: bold;
cursor: pointer;
transition: background-color 0.2s;
margin-bottom: 30px;
}
.calc-btn:hover {
background-color: #219150;
}
.results-box {
background-color: #f1f8e9;
border: 1px solid #c5e1a5;
border-radius: 6px;
padding: 25px;
display: none;
}
.results-grid {
display: grid;
grid-template-columns: 1fr 1fr;
gap: 20px;
}
.result-item {
text-align: center;
}
.result-label {
display: block;
color: #558b2f;
font-size: 14px;
font-weight: 600;
margin-bottom: 5px;
text-transform: uppercase;
}
.result-value {
display: block;
font-size: 24px;
font-weight: 700;
color: #2e7d32;
}
.result-highlight {
grid-column: 1 / -1;
background: #fff;
padding: 15px;
border-radius: 4px;
border: 2px solid #2e7d32;
margin-bottom: 15px;
}
.result-highlight .result-value {
font-size: 36px;
color: #27ae60;
}
.article-content {
margin-top: 50px;
line-height: 1.6;
color: #333;
}
.article-content h3 {
color: #2c3e50;
margin-top: 30px;
border-bottom: 2px solid #eee;
padding-bottom: 10px;
}
.article-content p {
margin-bottom: 15px;
}
.article-content ul {
margin-bottom: 15px;
padding-left: 20px;
}
.article-content li {
margin-bottom: 8px;
}
function calculateROI() {
// Get Input Values
var price = parseFloat(document.getElementById('purchasePrice').value);
var down = parseFloat(document.getElementById('downPayment').value);
var closing = parseFloat(document.getElementById('closingCosts').value);
var rate = parseFloat(document.getElementById('interestRate').value);
var term = parseFloat(document.getElementById('loanTerm').value);
var rent = parseFloat(document.getElementById('monthlyRent').value);
var expenses = parseFloat(document.getElementById('otherExpenses').value);
// Validation: Check if required fields are numbers
if (isNaN(price) || isNaN(down) || isNaN(rate) || isNaN(term) || isNaN(rent) || isNaN(expenses)) {
alert("Please enter valid numbers for all fields.");
return;
}
// Defaults for optional fields if empty (handling empty strings as 0 in float conversion)
if (isNaN(closing)) closing = 0;
// 1. Calculate Mortgage Payment
// Principal
var principal = price – down;
// Monthly Interest Rate
var monthlyRate = (rate / 100) / 12;
// Total Payments
var numPayments = term * 12;
// Mortgage Formula: M = P [ i(1 + i)^n ] / [ (1 + i)^n – 1]
// If interest is 0, simple division
var monthlyMortgage = 0;
if (rate === 0) {
monthlyMortgage = principal / numPayments;
} else {
monthlyMortgage = principal * (monthlyRate * Math.pow(1 + monthlyRate, numPayments)) / (Math.pow(1 + monthlyRate, numPayments) – 1);
}
// 2. Calculate Cash Flow
var totalMonthlyCost = monthlyMortgage + expenses;
var monthlyCashFlow = rent – totalMonthlyCost;
var annualCashFlow = monthlyCashFlow * 12;
// 3. Calculate Cash Invested
var totalInvested = down + closing;
// 4. Calculate Cash on Cash Return
var cocReturn = 0;
if (totalInvested > 0) {
cocReturn = (annualCashFlow / totalInvested) * 100;
}
// 5. Calculate NOI (Net Operating Income) -> Rent – Operating Expenses (excluding mortgage)
var monthlyNOI = rent – expenses;
var annualNOI = monthlyNOI * 12;
// Display Results
document.getElementById('cocResult').innerText = cocReturn.toFixed(2) + "%";
document.getElementById('monthlyCashFlow').innerText = "$" + monthlyCashFlow.toLocaleString(undefined, {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('totalCashInvested').innerText = "$" + totalInvested.toLocaleString(undefined, {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('monthlyMortgage').innerText = "$" + monthlyMortgage.toLocaleString(undefined, {minimumFractionDigits: 2, maximumFractionDigits: 2});
document.getElementById('annualNOI').innerText = "$" + annualNOI.toLocaleString(undefined, {minimumFractionDigits: 2, maximumFractionDigits: 2});
// Styling colors based on result
var cocElement = document.getElementById('cocResult');
if (cocReturn >= 8) {
cocElement.style.color = "#27ae60"; // Green for good
} else if (cocReturn > 0) {
cocElement.style.color = "#f39c12"; // Orange for moderate
} else {
cocElement.style.color = "#c0392b"; // Red for negative
}
// Show results div
document.getElementById('resultsBox').style.display = "block";
}
Rental Property Cash-on-Cash Return Calculator
Analyze your real estate investment performance instantly.
Cash-on-Cash Return
0.00%
Monthly Cash Flow
$0.00
Total Cash Invested
$0.00
Monthly Mortgage Payment
$0.00
Annual Net Operating Income
$0.00
Understanding Cash-on-Cash Return in Real Estate
When investing in rental properties, determining the profitability of your asset is crucial before signing any papers. The Cash-on-Cash (CoC) Return is widely considered the gold standard metric for immediate investment analysis. Unlike generic ROI, which might account for loan paydown or appreciation, CoC return focuses strictly on the cash income earned on the cash actually invested.
This metric answers a simple but vital question: "For every dollar I put into this deal, how many cents do I get back in profit each year?"
How the Calculation Works
Our calculator determines your return using the following logic:
- Total Cash Invested: This is the sum of your Down Payment, Closing Costs, and any immediate Repair/Rehab costs. This represents your "skin in the game."
- Annual Pre-Tax Cash Flow: We calculate your annual gross rent and subtract all operating expenses (taxes, insurance, maintenance, vacancy) and your annual debt service (mortgage payments).
- The Formula:
(Annual Pre-Tax Cash Flow / Total Cash Invested) × 100 = Cash-on-Cash Return %
What is a "Good" Return?
While targets vary by investor and market, here are general benchmarks for rental property investors:
- 8-12%: Generally considered a solid return for most residential real estate markets.
- 15%+: Excellent returns, often found in lower-cost markets or properties requiring significant "sweat equity" (rehab work).
- Below 5%: Typically considered poor for cash flow investing, though investors might accept this in high-appreciation markets like San Francisco or NYC.
Why Operating Expenses Matter
One of the most common mistakes new investors make is underestimating operating expenses. When using the "Monthly Operating Expenses" field above, ensure you include:
- Property Taxes and Insurance
- Property Management Fees (usually 8-10% of rent)
- Maintenance and Repairs (budget 5-10% of rent)
- Vacancy Reserves (budget 5-8% of rent)
- HOA Fees (if applicable)
Accurate inputs result in accurate financial projections. Use this calculator to stress-test your deals by entering different rent levels or interest rates to see how your Cash-on-Cash return is affected.