Calculator
What is your residential portfolio actually returning?
Cash-on-cash, cap rate, and net operating income on a single screen. The three numbers every landlord should know before buying or renewing financing.
Property tax, insurance, condo fees, mgmt fee, vacancy reserve, repairs.
Investment returns
Cash-on-cash
-4.00%
Cap rate
3.84%
- Net Operating Income (annual)$28,800
- Cash flow after mortgage (annual)$-6,000
- Gross rental yield5.12%
Snapshot estimate. Excludes appreciation, principal paydown, and tax effects. For directional analysis only.
What each metric means.
Net Operating Income (NOI)
Annual rent − annual operating expenses, before mortgage. This is the property’s standalone earning power.
Cap rate
NOI ÷ purchase price. Tells you the unleveraged yield on the asset. GTA portfolio cap rates currently run 3–5% for stabilized properties; lower in core Toronto, higher in the outer GTA and secondary markets.
Cash-on-cash return
Annual cash flow (after mortgage) ÷ cash invested (down payment + closing). The return on the actual capital you put into the deal.
What this calculator does not include
- Principal paydown (loan amortization)
- Appreciation
- Depreciation tax shield (CCA in Canada)
- Closing costs added to your cash invested
- Refinance benefit over time
Real total return on a Canadian residential portfolio usually runs well above the cash-on-cash figure once you add appreciation and principal paydown. This calculator is the operating snapshot only.
Engagement
Run this on a property you want to buy?
We can run market rent, vacancy, and turnover projections for any GTA residential portfolio you’re evaluating.