Outlier Investment Calculator
Quickly calculate Net Operating Income (NOI) and Capitalization Rate (CAP Rate), then add financing to see total investment, cash flow, ROI, and projected returns.
The figures below are an example. Replace them with your own numbers and results update as you type.
Key Results
Total Income$128,250.00after vacancy
Total Expenses$47,000.00reimbursed by tenant (NNN)
NOI$128,250.00
CAP Rate8.55%
Returns
Total Investment$495,000
Loan Amount$1,050,000
Annual Debt Service$89,054
Annual Cash Flow$39,196
Monthly Cash Flow$3,266
Cash-on-Cash ROI7.92%
DSCR1.44×
Projected Returns
5-year holdProjected Sale Price$1,738,911
Net Sale Proceeds$694,763
Total Cash Flow$235,626
Total Profit$435,389
Total ROI87.96%
IRR (annualized)15.25%
Equity Multiple1.88×
Equity by year ($K)
| Year | NOI | Debt service | Cash flow | Value | Loan balance | Equity |
|---|---|---|---|---|---|---|
| 1 | $128,250 | $89,054 | $39,196 | $1,545,000 | $1,033,937 | $511,063 |
| 2 | $132,098 | $89,054 | $43,043 | $1,591,350 | $1,016,713 | $574,637 |
| 3 | $136,060 | $89,054 | $47,006 | $1,639,091 | $998,243 | $640,847 |
| 4 | $140,142 | $89,054 | $51,088 | $1,688,263 | $978,439 | $709,824 |
| 5 | $144,347 | $89,054 | $55,292 | $1,738,911 | $957,203 | $781,709 |
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Talk to an advisor How to use this calculator & key terms
This tool helps commercial real estate investors and agents quickly evaluate property value using CAP Rate and NOI. Fill out the inputs on the left and view your results on the right.
- Lease Type: NNN means tenant pays all expenses. Modified Gross means tenant pays CAM only. Gross means landlord pays all expenses.
- Rental Income: Expected total rent collected annually.
- Vacancy Rate: Estimated percentage of time the property is not leased.
- Taxes, Insurance, CAM, Other: Annual operating expenses paid by the landlord.
- Purchase Price: Total cost to acquire the property.
- Total Income: Adjusted rent after vacancy loss.
- Total Expenses: Sum of operating costs provided.
- NOI (Net Operating Income): Income − Expenses. It's the profit before financing.
- CAP Rate: NOI ÷ Purchase Price. A common metric for investment comparison.
- Cash-on-Cash ROI: Annual cash flow after debt service ÷ total cash invested.
- DSCR: NOI ÷ annual debt service. Lenders typically look for 1.25× or higher.
- IRR: The annualized return over the hold period, including the sale.
© The Outlier Group – For informational purposes only. Not financial advice.