Investment Property Calculator

Cap rate is net operating income divided by purchase price — the unleveraged yield of the property. In Las Vegas, many single-family rentals trade in the 4% to 6% range; investors chasing cash flow look higher, while those betting on appreciation accept lower. Compare cap rates between similar properties rather than to a fixed target.

Cap rate ignores your loan — it's the return as if you paid all cash. Cash-on-cash return measures the annual cash flow against the actual cash you invested (down payment plus closing costs), so it reflects the effect of financing. A property can have a modest cap rate but a strong cash-on-cash return with the right leverage.

Beyond the mortgage: property taxes, insurance, any HOA dues, plus reserves for vacancy, maintenance and repairs, and property management. This calculator lets you set vacancy, maintenance, and management as percentages so your numbers reflect real operating costs, not just the mortgage.

Las Vegas draws steady in-migration and job growth, and Nevada has no state income tax — factors that support rental demand. As with any market, returns depend on the specific home, price, and financing. We help investors identify properties that pencil out; reach out to review your criteria.