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Rental property cash on cash return calculator

US long-term residential, 1–20 doors. Type the deal. See cash-on-cash. No login. Cash-on-cash is a buy-box number. DoorCount Books is the $47 file that tracks whether the door actually did that after you close — Schedule E lines, 27.5-year depreciation, deposits off rent. One-time payment through Lemon Squeezy. Not a subscription.

Cash you put in (denominator)

Purchase price (USD)

Closing costs you pay in cash (USD)

Rehab / initial repairs in cash (USD)

Cash down payment (USD, optional) If filled, this is used instead of price minus loan.

Loan amount (USD, optional) Used to infer down payment if down payment is blank.

Other cash in at close (USD, optional) Rate buydown, reserves you count as “in.”

Income (annualized from monthly)

Monthly rent (long-term lease, USD) Not nightly ADR. Do not put security deposits here.

Other monthly income (USD, optional) Laundry, parking. Not deposits.

Vacancy allowance (%)

Operating expenses

Property taxes (USD)

Taxes entered as

Insurance (USD)

Insurance entered as

Maintenance / repairs reserve, monthly (USD)

Property management (% of collected rent) 0 if you self-manage.

HOA / other, monthly (USD)

Utilities you pay, monthly (USD)

CapEx reserve, monthly (USD, optional) Cash view. Not tax depreciation.

Debt

Monthly principal + interest (USD) Do not put security deposits here. Deposits are not income and not invested capital.

Result — cash view, not Schedule E

—

Annual cash flow—

Total cash invested—

Effective rental income—

Annual operating expenses—

NOI (cash-style, before debt)—

Annual debt service—

Security deposits you will hold are not rent and not cash-on-cash.

Gross scheduled rent = monthly rent × 12. Vacancy dollar = gross scheduled rent × vacancy %. Effective rental income = gross scheduled rent − vacancy dollar + (other monthly income × 12). Annual operating expenses = monthly items × 12 + annual tax/insurance as entered + (management % × effective rental income) + annual CapEx reserve. NOI = effective rental income − annual operating expenses. Annual cash flow = NOI − annual debt service. Total cash invested = down payment (or price − loan, or full price if all-cash) + closing + rehab + other cash in. Cash-on-cash = annual cash flow ÷ total cash invested.

This calculator estimates cash-on-cash from the numbers you type. It does not compute Schedule E, depreciation, or your return. It does not run 27.5-year depreciation, an amortization schedule, nightly occupancy, federal tax savings, IRR, or NPV.

Want the books file that tracks whether this door actually did that?

DoorCount Books is a one-time $47 USD digital download: 14 tabs, totals into Schedule E Part I line names, 27.5-year depreciation, held deposits off the rent total. Excel 2016+ (no macros) and Google Sheets make-a-copy. Instant delivery after a one-time card payment through Lemon Squeezy. Not a subscription. Not tax prep. We do not file your return.

Buy DoorCount Books — $47

Read the DoorCount Books product page · Refunds

Organization tool, not tax, legal, or accounting advice. Confirm with a CPA. We do not file your return. Purchase is a one-time $47 payment through Lemon Squeezy.

Disclaimer

Organization tool, not tax, legal, or accounting advice. Confirm with a CPA. We do not file your return. This calculator estimates cash-on-cash from the numbers you type. It does not compute Schedule E, depreciation, or your return. Not IRS-approved. Not for Airbnb or short-term stays. Not for non-US tax. DoorCount does not file your return.

Support: support@doorcount.io