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The return the pro forma won't show you.

Cash-on-cash, cap rate, and real monthly cash flow, with vacancy and operating costs that reflect how a Florida rental actually performs, not the seller's optimistic sheet.

Cash-on-Cash Return
0%
,
,
Cap Rate
0%
unleveraged
Monthly Cash Flow
$0
after debt
Total Return
0%
incl. appreciation

Annual cash flow math

Gross scheduled rent$0
Less vacancy$0
Less management, maintenance, capex$0
Less taxes, insurance, HOA$0
Net operating income (NOI)$0
Less mortgage (P&I)$0
Annual cash flow$0
Cash invested down + closing + rehab$0
,

,

Financing makes or breaks this return

Your cash-on-cash swings hard on the loan: DSCR vs conventional, the rate, the down payment. I'll structure the financing to push this number up, then connect it to my DSCR calculator so you can stress-test it. Send me the deal.

Get financing options

Rental ROI Questions

Cap rate vs cash-on-cash, what's the difference?

Cap rate is net operating income divided by purchase price and ignores your loan, so it compares properties evenly. Cash-on-cash is annual cash flow after the mortgage divided by the cash you invested, so it reflects your real leveraged return.

What vacancy rate should I use in Florida?

For long-term rentals, 5 to 8% is common. For Keys and coastal short-term rentals, underwrite 15% or higher for hurricane season, insurance dropouts, and seasonality.

What counts as cash invested?

Down payment, closing costs, and any upfront rehab or furnishing. That total is the denominator in your cash-on-cash return.

Does this include appreciation?

Cash-on-cash and cap rate are income-only. Total return adds your assumed annual appreciation, which historically drives most long-run return but is never guaranteed.

Educational planning tool only. Returns are estimates based entirely on your inputs and assumptions. Net operating income excludes mortgage payments by definition. Closing costs are estimated at 3% of price. Actual performance depends on real rents, vacancy, expenses, financing terms, and market conditions, and appreciation is not guaranteed. This is not investment, tax, or legal advice. © The Mortgage Dock · NMLS #1983384 · Coast2Coast Mortgage, LLC NMLS #376205 · Equal Housing Lender.