Calculate total return on investment including all factors
For real estate investors measuring full ROI from appreciation, equity paydown, and cumulative cash flow over a hold period.
ROI Calculator
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Create Free AccountWhat it does
The ROI Calculator totals all wealth creation sources — cash flow accumulated, equity paydown through tenant payments, appreciation in property value, and tax benefits — to produce your complete annualized return over any hold period. This is the most comprehensive return metric because it accounts for every dollar your property generates.
ROI answers the question: if I buy today and sell at my projected value, what annualized percent return have I earned on my initial cash investment? By modeling different hold periods, you can see how time in property affects total returns and identify optimal exit timing.
Who it's for
- Strategic investors planning exit timing and modeling return sensitivity to appreciation assumptions
- Portfolio managers comparing total wealth creation across different investment vehicles
- Private lenders evaluating deal returns before committing capital to a project
- Wealth advisors calculating real estate's contribution to overall portfolio performance
How it works
Input purchase price and down payment
Establish initial equity, loan amount, and financing terms.
Project cash flow and appreciation
Annual cash flow, property appreciation rate, and hold period in years.
Calculate ending equity
Starting equity plus principal paydown plus appreciation minus selling costs.
Why it matters
Measure total wealth creation: appreciation plus equity plus cash flow
Compare properties on real ROI, not just cap rate
Model leveraged returns versus all-cash purchases
Justify holding periods and refinancing decisions
Unlock all 67 calculators + AI + reports
Full access to ROI Calculator, 66 other calculators, live FRED rates, AI deal verdicts, conservative/base/optimistic scenario projections, printable reports, and vault storage.
Investor Starter
No credit card — ever
- 1 calculator per day (Quick Reference)
- 50 glossary definitions per day
- 5 template previews
- Market Insights (read-only)
- Limited investor games (1 game)
- +3 more features
Core Investor
7-day free trial included
- 67 Professional Calculators — Unlimited
- 1/2/5/10-Year Scenario Projections
- Save & Print Reports to Vault
- 210+ Templates & Contracts
- 110+ Phone Scripts
- +7 more features
Pro Investor
7-day free trial included
- Everything in Core Investor
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- AI Deal Analyzer & Listing Analyzer
- AI Underwriting & Property Analysis
- AI Rehab Estimator & Rent Analyzer
- +7 more features
What every calculator includes
67 Calculators
Every investment strategy — rental, flip, BRRRR, mortgage, commercial, wealth building.
Scenario Projections
Conservative, base, and optimistic 1/2/5/10-year return modeling.
AI Deal Verdict
Claude-powered analysis — strengths, risks, and actionable recommendations.
Investor Vault
Save unlimited reports. Revisit, compare, and track every deal you've analyzed.
Print-Ready Reports
Professional PDF reports to share with agents, lenders, and partners.
Address Auto-Fill
Enter a property address to pre-fill value, rent, and tax data automatically.
Live FRED Rates
Mortgage rate fields pre-populate with Federal Reserve interest rate data.
Investment-Grade Math
Every formula audited against professional underwriting standards.
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Frequently asked questions
What appreciation rate should I assume?
Historical US average: 3–4% annually. Local markets vary: 0–2% slow; 5–8% hot. Use local data, not national averages.
Should I include leverage in ROI calculations?
Yes — leverage magnifies ROI if the property appreciates or cash flows. Model with leverage to show true opportunity.
How do I account for taxes on the sale?
Subtract capital gains tax (typically 15–20% federal + state) from sale proceeds before calculating net ROI.
Is a 10% ROI good?
In real estate with leverage, 15%+ is common; 20%+ is excellent. All-cash deals expecting 5–8% are reasonable given stability.
Is this calculator free to use?
Yes — create a free Investor Starter account to run 1 calculator per day. No credit card required. Upgrade to Core ($49/mo) for unlimited access to all 67 calculators.
How accurate are the results?
Results are only as accurate as your inputs. The formulas use industry-standard real estate investment math. Always verify with a licensed professional before committing capital.
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Project how rent and property value compound over time under different growth rate assumptions.
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