How to Calculate Return on Investment in Real Estate (The No-Fluff Version)

Let’s be honest. Most investors get confused by ROI because they overthink it. They throw in too many formulas, fancy spreadsheets, and “what if” scenarios.

After managing hundreds of properties and closing over 3,500 deals, I’ve learned this: if you can’t explain ROI like you’re talking to a 10-year-old, you don’t really understand it.

Let’s break it down with examples, real advice, and none of the confusion.

What Is ROI in Real Estate?

ROI means Return on Investment. It tells you how hard your money is working in a property. Here’s the core formula:

ROI = Net Profit ÷ Total Investment x 100

You’re simply asking, “If I put in $X, how much do I get back?”

Method 1: Cash-on-Cash Return (Most Useful for Everyday Investors)

This is the one I care about the most. Especially if you’re using financing.

Formula:

Cash-on-Cash ROI = Annual Cash Flow ÷ Total Cash Invested x 100

Example:

• Property price: $200,000

• Down payment: $40,000

• Closing costs + rehab: $10,000

• Total cash in: $50,000

• Annual net cash flow: $6,000

So, $6,000 ÷ $50,000 = 12% ROI

If you’re using leverage, this number tells you exactly what return you’re making on your actual dollars invested.

Method 2: Cap Rate (Good for All-Cash Deals or Valuation)

Cap rate tells you how profitable a property is without considering financing.

Formula:

Cap Rate = Net Operating Income ÷ Property Value x 100

Net Operating Income (NOI) = Rent – Operating Expenses (no mortgage)

Example:

• Annual rent: $24,000

• Expenses: $6,000

• NOI: $18,000

• Property value: $300,000

So, $18,000 ÷ $300,000 = 6% cap rate

This is a great way to compare properties on equal footing.

Method 3: Total Return (Cash Flow + Appreciation + Mortgage Paydown)

This is for the long-term thinkers.

You look at:

• Cash flow

• Property appreciation

• Loan paydown

Add those up, then divide by total cash invested.

Example:

• Cash flow: $6,000

• Appreciation: $10,000

• Mortgage paydown: $3,000

• Total return: $19,000

• Total invested: $50,000

$19,000 ÷ $50,000 = 38% ROI

This is where real wealth gets built. You don’t always see it right away, but it adds up fast.

Method 4: Negative ROI (The Trap)

Yes, ROI can go negative. And it often happens when:

• You underestimate repair costs

• You overpay for the property

• You buy based on emotion, not math

• You don’t account for vacancies or maintenance surprises

Always stress-test the deal. Ask yourself:

• What if rent drops 10%?

• What if my AC unit goes out?

• What if I can’t refi in 12 months?

Real Tools I Use

These are my go-to tools when evaluating a deal:

• Custom ROI spreadsheet (from Graystone and Property Profit Academy)

• DealCheck app for mobile evaluations

• A calculator and a notepad — still works better than any app when you’re experienced

Don’t let the tech confuse you. The formula hasn’t changed since the 1920s.

Common Mistakes When Calculating ROI

• Only looking at monthly cash flow and ignoring appreciation

• Forgetting to include maintenance or vacancy reserves

• Assuming rents will always go up

• Trusting what the seller says instead of verifying numbers

ROI is only as good as the inputs. Garbage in, garbage out.

Real Example From My Portfolio

Here’s a deal I did early on:

• Bought a duplex for $150,000

• All-in with rehab and closing: $40,000

• Rent brought in $7,200/year in profit

• Refi pulled out $30,000 within a year

Before the refi, my ROI was 18%.

After the refi, I had nearly no money left in the deal. That’s called infinite ROI.

We use that BRRRR formula all the time. It’s how I scaled up to 32 properties.

Final Advice on ROI

1. ROI helps you compare deals, but it doesn’t tell the full story

2. Always run multiple versions — base case, worst case, best case

3. Use ROI to guide you, not to lock you into analysis paralysis

4. Equity builds wealth. Cash flow buys freedom

5. Know your exit strategy — it changes what ROI really means to you

And always remember this: a deal with low ROI that builds equity fast can outperform a high-ROI deal with no appreciation.

Fast Reference: ROI Formulas

Final Words

ROI is just a scoreboard. It won’t win the game for you — your decisions will.

What matters more than perfect math is your ability to stay consistent, pick a strategy, and take action. I went from zero to 32 properties using simple math and strong systems. If I did it, so can you.

Keep it consistent, stay patient, stay true—if I did it, so can you. Ready to connect and strategize? Contact me at graystoneig.com/ceo – Jorge Vazquez, CEO of Graystone Investment Group & its subsidiary companies and Coach at Property Profit Academy.

Property Profit Academy:
✔ Learn to buy properties with little to no money down.
✔ Build a $10M portfolio step by step.
✔ Master strategies like BRRRR and house hacking.

Meet our Team of Experts!

My team and I bring over 20 years of real estate experience, with deep roots in Florida’s investment scene. As a licensed MLO, I’ve helped close millions in loans and investor acquisitions. We’ve built strong relationships with wholesalers, probate attorneys, and sellers to source real deals—not just listings. My goal is simple: align your investments with your vision and deliver results that exceed expectations. Connect with Cody at https://graystoneig.com/cody

Hi, I’m Lisa-Kaye Price, Real Estate Lending Specialist at Graystone Investment Group. With 20 years of experience as both a licensed Realtor® and Mortgage Loan Originator, I specialize in helping investors secure smart financing for powerful real estate moves. Let’s connect and talk strategy! Connect with Lisa at https://graystoneig.com/lisa-kaye-price

Jay Michalec is the COO of Graystone Investment Group and a proud U.S. Army veteran. With 25 years in hospitality, Jay brings leadership, service, and operational excellence to real estate. He’s known for keeping things running smoothly and supporting both the team and clients every step of the way. 📅 Connect with Jay: https://graystoneig.com/jay