Analyze the profitability of your real estate investment accurately.
Purchase & Rehab
Financing Details
Monthly Income
Monthly Expenses & Reserves
Cash on Cash Return0.00%
Total Cash Invested$0
Monthly Cash Flow$0
Annual Cash Flow$0
Monthly Mortgage (P&I)$0
Total Monthly Expenses$0
Net Operating Income (NOI)$0
function calculateCoC() {
// Helper function to safely parse float
function getVal(id) {
var el = document.getElementById(id);
var val = parseFloat(el.value);
return isNaN(val) ? 0 : val;
}
// 1. Acquisition Inputs
var price = getVal('cocPurchasePrice');
var downPercent = getVal('cocDownPayment');
var closingCosts = getVal('cocClosingCosts');
var rehabCosts = getVal('cocRehabCosts');
// 2. Loan Inputs
var interestRate = getVal('cocInterestRate');
var loanTermYears = getVal('cocLoanTerm');
// 3. Income Inputs
var monthlyRent = getVal('cocMonthlyRent');
var otherIncome = getVal('cocOtherIncome');
// 4. Expense Inputs
var annualTaxes = getVal('cocPropertyTax');
var annualInsurance = getVal('cocInsurance');
var monthlyHOA = getVal('cocHOA');
var vacancyRate = getVal('cocVacancy');
var monthlyCapEx = getVal('cocCapEx');
var managementRate = getVal('cocManagement');
// Calculations
var downPaymentAmount = price * (downPercent / 100);
var loanAmount = price – downPaymentAmount;
// Total Cash Invested
var totalInvested = downPaymentAmount + closingCosts + rehabCosts;
// Mortgage Calculation (Principal & Interest)
var monthlyMortgage = 0;
if (loanAmount > 0 && interestRate > 0 && loanTermYears > 0) {
var monthlyRate = (interestRate / 100) / 12;
var numPayments = loanTermYears * 12;
monthlyMortgage = loanAmount * (monthlyRate * Math.pow(1 + monthlyRate, numPayments)) / (Math.pow(1 + monthlyRate, numPayments) – 1);
}
// Variable Monthly Expenses
var vacancyCost = monthlyRent * (vacancyRate / 100);
var managementCost = monthlyRent * (managementRate / 100);
// Fixed Monthly Expenses
var monthlyTaxes = annualTaxes / 12;
var monthlyInsurance = annualInsurance / 12;
var totalMonthlyExpenses = monthlyMortgage + monthlyTaxes + monthlyInsurance + monthlyHOA + monthlyCapEx + vacancyCost + managementCost;
// Income Analysis
var grossMonthlyIncome = monthlyRent + otherIncome;
var monthlyCashFlow = grossMonthlyIncome – totalMonthlyExpenses;
var annualCashFlow = monthlyCashFlow * 12;
// Net Operating Income (Income – Operating Expenses, excluding mortgage)
var operatingExpenses = totalMonthlyExpenses – monthlyMortgage;
var annualNOI = (grossMonthlyIncome * 12) – (operatingExpenses * 12);
// Cash on Cash Return
var cocReturn = 0;
if (totalInvested > 0) {
cocReturn = (annualCashFlow / totalInvested) * 100;
}
// Formatting Helpers
var formatter = new Intl.NumberFormat('en-US', {
style: 'currency',
currency: 'USD',
minimumFractionDigits: 0,
maximumFractionDigits: 0,
});
// Display Results
document.getElementById('resCoC').innerHTML = cocReturn.toFixed(2) + "%";
document.getElementById('resInvested').innerHTML = formatter.format(totalInvested);
document.getElementById('resMonthlyFlow').innerHTML = formatter.format(monthlyCashFlow);
document.getElementById('resAnnualFlow').innerHTML = formatter.format(annualCashFlow);
document.getElementById('resMortgage').innerHTML = formatter.format(monthlyMortgage);
document.getElementById('resExpenses').innerHTML = formatter.format(totalMonthlyExpenses);
document.getElementById('resNOI').innerHTML = formatter.format(annualNOI / 12) + "/mo"; // Showing Monthly NOI
// Show Results Container
document.getElementById('coc-results').style.display = 'block';
// Color coding for negative flow
if (monthlyCashFlow < 0) {
document.getElementById('resMonthlyFlow').style.color = '#e53e3e';
document.getElementById('resAnnualFlow').style.color = '#e53e3e';
document.getElementById('resCoC').style.color = '#e53e3e';
} else {
document.getElementById('resMonthlyFlow').style.color = '#2d3748';
document.getElementById('resAnnualFlow').style.color = '#2d3748';
document.getElementById('resCoC').style.color = '#2b6cb0';
}
}
How to Calculate Cash on Cash Return
For real estate investors, the Cash on Cash (CoC) Return is one of the most critical metrics for evaluating the performance of a rental property. Unlike a simple capitalization rate (Cap Rate), which measures the property's natural yield independent of debt, CoC measures the actual return on the cash you personally invested into the deal.
This metric answers the question: "For every dollar I put into this property, how much cash am I getting back this year?"
The Cash on Cash Return Formula
The calculation used in the tool above follows the standard real estate investing formula:
Cash on Cash Return = (Annual Pre-Tax Cash Flow / Total Cash Invested) × 100
Understanding the Inputs
Total Cash Invested: This is the denominator of the equation. It includes your down payment, closing costs (title fees, recording fees, origination charges), and any immediate repair or rehabilitation costs required to get the property rent-ready.
Annual Cash Flow: This is the numerator. It is calculated by taking your Gross Annual Income (Rent + Other Income) and subtracting all expenses, including the mortgage payment (Principal & Interest), taxes, insurance, HOA fees, and reserves for vacancy, repairs, and management.
What is a "Good" Cash on Cash Return?
While target returns vary by investor strategy and market location, here are general benchmarks:
8-12%: Often considered a solid return for a standard long-term buy-and-hold rental in a stable market.
15%+: Considered an excellent return, often found in lower-cost markets or properties requiring significant "sweat equity" (rehab work).
Below 5%: In high-appreciation markets (like coastal cities), investors might accept lower CoC returns banking on long-term property value growth rather than immediate cash flow.
Why Use This Calculator?
Real estate investment carries risk. A property might look profitable based on the rent vs. mortgage alone, but once you account for "phantom" expenses like vacancy (months where the unit sits empty), CapEx (saving for a new roof or HVAC), and management fees, the cash flow can quickly turn negative. This calculator forces you to account for these hidden costs to ensure your investment is truly profitable.