Cap Rate Calculator

Calculate your property’s capitalization rate and key investment metrics instantly, and see what the income would support at other cap rates.

Results

Cap rate

10.00%

$50,000 of NOI on a $500,000 property

Net operating income: $50,000; As entered
NOI per month: $4,167; NOI / 12
Gross rent multiplier: 7.14; Value / gross income
Expense ratio: 28.6%; Expenses / gross income
Price per unit: -; Add the number of units

This is in the 8-12% range common in value markets. Higher income for the price usually comes with higher risk.

What this NOI supports at other cap rates
Cap rate	Implied value	Vs. your value
4.0%	$1,250,000	+$750,000
5.0%	$1,000,000	+$500,000
6.0%	$833,333	+$333,333
7.0%	$714,286	+$214,286
8.0%	$625,000	+$125,000
10.0%	$500,000	+$0

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The math

How to calculate cap rate

The capitalization rate, or cap rate, is a key metric used in real estate investing to measure the return on investment of a property. It represents the annual net operating income divided by the property’s purchase price or current market value, and is expressed as a percentage.

Calculating cap rate is straightforward. You need two pieces of information: the property’s annual net operating income (NOI) and its purchase price or current market value. NOI is calculated by subtracting all operating expenses (property taxes, insurance, maintenance, utilities, etc.) from the gross rental income.

Suppose you’re considering a property with an annual net operating income of $50,000, listed for $500,000. Cap rate = ($50,000 / $500,000) x 100 = 10%. The property offers a 10% capitalization rate.

Cap rate is particularly useful for comparing properties in the same market. A higher cap rate typically indicates a higher potential return, but it may also reflect higher risk. A lower cap rate suggests lower returns but potentially lower risk, often associated with more desirable properties in prime locations.

Cap rate (%) = (NOI / Property value) x 100
NOI          = gross income - operating expenses
GRM          = property value / gross income

Assumptions and simplifications

Cap rate assumes an all-cash purchase. Mortgage payments are not part of NOI; use the cash-on-cash return calculator to include financing.
It is a single-year snapshot of income. Rent growth, appreciation and the sale price are not included.
The implied value table divides your NOI by each cap rate. It is a quick sense check, not an appraisal.

Worked example

A $500,000 property

Gross income: $70,000
Operating expenses: $20,000
NOI: $70,000 - $20,000 = $50,000
Cap rate: $50,000 / $500,000 x 100
Gross rent multiplier: 7.14

Cap rate10.00%

Benchmarks

What is a good cap rate?

The “good” cap rate varies significantly depending on your location, market conditions, property type, and investment goals. Generally speaking, cap rates range from 2% to 12%, with different interpretations based on context.

Stable markets

In steady real estate markets, a cap rate of 6-8% is often considered reasonable, balancing risk and return.

Growth markets

In hot markets with high demand, properties may offer lower cap rates (3-5%) due to strong appreciation potential.

Value markets

In emerging or less desirable areas, you might find cap rates of 8-12% or higher, reflecting higher risk.

Investor goals

If you’re seeking income, a higher cap rate is attractive. If you’re betting on appreciation, you might accept a lower cap rate. Conservative investors often prefer lower-risk properties with lower cap rates.

Compare

Cap rate vs. other real estate metrics

While cap rate is a valuable metric, it shouldn’t be used in isolation. Understanding how cap rate compares to other metrics helps you make more informed investment decisions.

Cap rate vs. cash-on-cash return

Metric	Definition	Best for
Cap rate	NOI divided by property value, expressed as a percentage. Assumes 100% cash purchase.	Comparing properties and markets; determining intrinsic yield.
Cash-on-cash return	Annual cash flow divided by actual cash invested (including down payment). Accounts for financing.	Evaluating actual returns on your invested capital; assessing financing impact.

Cash-on-cash return often exceeds cap rate when you use leverage (financing), because you’re spreading your investment across more property value. Run the numbers with the cash-on-cash return calculator.

Cap rate vs. return on investment (ROI)

Metric	Definition	Time frame
Cap rate	Annual net income as a percentage of property value.	Single-year snapshot; assumes stable operations.
ROI	Total profit (income + appreciation) divided by investment. Includes all gains.	Multi-year perspective; accounts for property appreciation and income.

ROI provides a more comprehensive view of investment performance over time, while cap rate focuses on current yield.

Frequently Asked Questions

Common questions about the Cap Rate calculator and the math behind it.

What if my cap rate is negative?

A negative cap rate occurs when your operating expenses exceed your gross rental income, meaning the property is losing money annually. This might happen if the property is being renovated, temporarily vacant, or in a declining market. Some investors accept short-term negative cap rates if they expect strong appreciation or are making improvements that will increase NOI.

How does cap rate account for mortgage payments?

Cap rate doesn't directly account for mortgage payments. It's calculated using NOI and property value, independent of how the property is financed. However, mortgage payments do reduce your actual cash flow. For a more complete picture of your returns, also calculate cash-on-cash return, which accounts for your actual down payment and debt service.

Can I use cap rate to compare residential and commercial properties?

While you can technically calculate cap rate for any income-producing property, comparing residential and commercial properties using cap rate alone can be misleading. Commercial properties typically have higher cap rates than residential due to different risk profiles, operational complexity, and market dynamics. Compare properties within the same category for meaningful analysis.

What's a reasonable cap rate for a real estate investor?

A reasonable cap rate depends on your location, property type, market conditions, and investment strategy. In general, investors look for cap rates between 5% and 10% in stable markets, though this varies. Always compare properties and cap rates within your specific market to identify opportunities that align with your return expectations and risk tolerance.

How often should I recalculate cap rate for my property?

You should recalculate cap rate annually or whenever significant changes occur to your property's income or expenses. Major renovations, changes in rent, shifts in operating costs, or market value adjustments all affect cap rate. Regular monitoring helps you track investment performance and identify when refinancing, selling, or repositioning might make sense.

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