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Noseberry Digitals
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Free Real Estate ROI Calculator for Investors

Noseberry Digitals' free Real Estate ROI Calculator combines cash flow, exit price, and holding period into a single return figure. Enter four inputs - initial investment (down payment, closing costs, capex), total cash flow received, net sale price at exit, and holding period in years - and the tool instantly returns Total ROI, Annualised ROI (CAGR), total return in dollars, and a performance rating. Built for investors and brokers who need to compare deals across different time horizons before deeper IRR modelling.

Annualised ROI (CAGR)

8.16%

↑ Strong

Initial investment
USD

Down payment + closing + capex you put in at the start.

Total cash flow received
USD

Cumulative net cash flow over the entire holding period.

Sale price at exit
USD

Net sale proceeds after closing costs and any payoff.

Holding period
years
Total ROI
48.00%
Total return
$240,000
Initial investment
$500,000
Cash flow received
$90,000
Sale price
$650,000
Holding period
5 years
How this is calculated

Total Return = (Sale Price − Initial) + Cash Flow Received

ROI (%) = (Total Return ÷ Initial Investment) × 100

Annualised = ((Final Value ÷ Initial)^(1/years) − 1) × 100

We use CAGR for annualised ROI — it's more honest than simple ROI ÷ years across different hold periods.

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FAQ

Common questions

Why annualised ROI instead of simple ROI?

A 60% total ROI over 3 years is wildly different from 60% over 15. Annualised ROI (CAGR) collapses the holding period into a single comparable number, so you can stack a flip against a long-term hold against the S&P 500. Use total ROI to see the deal's lifetime profit; use annualised to compare opportunities.

Is this the same as IRR?

No, but it's a close cousin. CAGR assumes a single starting investment and a single end value, it ignores the timing of intermediate cash flows. IRR weights cash flows by when they arrive, so it's more accurate when distributions are uneven. For most quick screens, CAGR is close enough; for institutional underwriting, model IRR separately.

What should I include in 'initial investment'?

Every dollar of equity that left your account at acquisition: down payment, closing costs, inspection, lender fees, and any rehab or stabilisation capex you funded out-of-pocket. If you brought in partners, only count your share. The denominator must be your real cash exposure.

How do I handle taxes and depreciation?

This calculator gives you a pre-tax view, which is the standard underwriting baseline and the right number for comparing deals. Depreciation, cost segregation, 1031 exchanges, and capital-gains treatment can all materially shift after-tax returns, those need a CPA or a deal-specific tax model, not a generic calculator.
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