Rental Yield Calculator
Calculate gross and net rental yield on any investment property.
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Rental yield is the annual rental income as a percentage of the property's value — the core metric for comparing property investments. Gross yield ignores costs; net yield is what actually matters for profitability. A property with a 6% gross yield might only deliver 3-4% net after maintenance, insurance, property management, and vacancy costs. Use this calculator to see your actual return before committing to a purchase.
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What is a good rental yield?
In the US, 6-8% gross yield is generally strong. Net yield after all expenses is typically 3-5%. High-demand cities (NYC, SF, LA) often have 2-4% gross yields but compensate with strong capital appreciation. Secondary markets can hit 8-12% gross with lower appreciation.
What should I include in annual costs?
Property management (8-12% of rent), maintenance and repairs (~1% of property value per year), homeowner's insurance ($1,000-2,500/year), property tax (0.5-2.5% of value depending on location), vacancy allowance (5-10% of annual rent), and any HOA fees. Fully-loaded expenses often run 35-45% of gross rent.
Gross yield vs net yield — which matters more?
Net yield always matters more — it's your actual return. Gross yield is useful for quick comparisons, but a 7% gross/3% net property in an expensive area might lose to a 6% gross/4.5% net property in a cheaper location. Always compare on net yield.
Is rental yield the only metric that matters?
No. Total return = net yield + annual capital appreciation. A 3% net yield property in a high-growth area might outperform a 7% yield property with flat values. Most investors in major cities accept 2-3% yield in exchange for 4-7% annual price growth.
How does leverage (mortgage) affect rental yield?
This calculator assumes a cash purchase. With a mortgage, your "cash-on-cash return" on the down payment can be much higher (or lower if interest rates are high). At 7% mortgage rates, a property yielding 5% net has negative leverage — you're paying more in interest than you're earning in rent, counting on appreciation to make up the difference.
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For informational purposes only. Calculator results are estimates based on the inputs you provide. This is not financial, investment, tax, or legal advice. Consult a qualified financial professional before making major financial decisions.