Is that investment property actually worth it?
The real cash-on-cash return — after vacancy, maintenance, management fees, and the opportunity cost of your down payment.
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The down payment is money you could otherwise invest elsewhere — that opportunity cost is factored into your true ROI below, not just the cap rate.
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Vacancy rate matters more than most investors expect — even a 'safe' 8% assumption means almost a full month of lost rent every year.
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These three percentage-of-value expenses (management, maintenance, capex) are the ones most new investors forget — they don't show up on a mortgage statement, but they're real costs.
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These are assumptions, not guarantees — small changes in appreciation or rent growth compound significantly over 20 years, so it's worth testing a conservative and an optimistic scenario.
Monthly cash flow
-$1,841
This property costs you $1,841/month to own.
After 20 years including appreciation: total return vs. investing the down payment instead is -$166,092.
Cumulative cash flow and equity over time
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