Cap Rate Calculator
The capitalization rate, or cap rate, is the quickest way to gauge how much income a real-estate investment produces relative to its price. It expresses a property’s net operating income as a percentage of what you pay for it, so two very different deals become directly comparable. Enter the purchase price, the annual gross income and the yearly operating expenses, and this calculator instantly returns the cap rate, the net operating income (NOI) and the monthly NOI. A higher cap rate usually means more income per dollar invested, but it can also flag higher risk.
How to calculate cap rate
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1
Enter the purchase price
Use the price you paid or expect to pay for the property. This is the denominator of the cap rate, so use a realistic all-in figure for the most honest result.
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2
Enter the annual gross income
Total the rent and any other income the property generates in a full year at realistic market rates, before any costs are deducted.
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3
Enter the annual expenses
Sum the yearly operating costs: management, insurance, maintenance, property taxes, utilities and budgeted vacancy. Exclude mortgage payments — cap rate ignores financing.
The formula
The capitalization rate is built from two numbers: net operating income and price.
- Net operating income (NOI) = annual gross income − annual operating expenses
- Cap rate = (NOI ÷ purchase price) × 100
Crucially, NOI excludes mortgage payments, depreciation and income tax. Cap rate measures the property itself, not how you finance it, which is exactly what makes it useful for comparing deals on an equal footing.
A worked example
You buy a small rental for $300,000. It brings in $30,000 of gross rent per year, and you spend $9,000 a year on management, insurance, taxes, maintenance and a vacancy allowance.
NOI = 30,000 − 9,000 = $21,000.
Cap rate = (21,000 ÷ 300,000) × 100 = 7.00%.
Monthly NOI = 21,000 ÷ 12 = $1,750.
So every dollar of price returns seven cents a year in operating income, before any loan.
| Purchase price | Gross income | Expenses | NOI | Cap rate |
|---|---|---|---|---|
| $200,000 | $24,000 | $7,000 | $17,000 | 8.50% |
| $300,000 | $30,000 | $9,000 | $21,000 | 7.00% |
| $500,000 | $42,000 | $14,000 | $28,000 | 5.60% |
Pitfalls to avoid
- Including the mortgage. Cap rate is unlevered. Putting loan payments in expenses understates NOI and breaks comparability.
- Forgetting vacancy. A property is rarely 100% occupied. Budget a realistic vacancy allowance inside expenses.
- Using asking rent, not market rent. Optimistic income inflates the cap rate. Verify rents against comparable listings.
- Chasing the highest number. A very high cap rate can signal a weak location, deferred maintenance or higher risk — not a bargain.
Frequently Asked Questions
It depends on the market and asset type. In many areas a cap rate of 5–10% is typical, with prime, low-risk locations at the lower end and higher-risk or higher-yield markets at the upper end. Compare against similar properties in the same area rather than a universal target.
No. Cap rate is an unlevered measure: net operating income excludes mortgage payments, so it reflects the property’s return regardless of financing. To factor in a loan, use a cash-on-cash or rental property calculator instead.
They are closely related. Net rental yield and cap rate both divide income after expenses by price. Cap rate is the standard term in commercial real estate and always uses net operating income, while rental yield is often quoted gross as well as net.
Annual operating costs: property management, insurance, property taxes, maintenance, utilities you pay, and a vacancy allowance. Do not include mortgage principal or interest, depreciation, or one-off capital improvements.
No. Every calculation runs entirely in your browser. Nothing you type is sent to a server or saved anywhere.
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