Cap Rate vs Cash-on-Cash Return Comparison Calculator 2027
Compare cap rate (unleveraged) vs cash-on-cash return (leveraged) for investment property 2027 — see when financing boosts return, when it drags.
Cap Rate Definition
NOI / Purchase Price. Measures property return IF you bought all cash. Ignores financing. Pure asset quality + market metric. Standard for commercial valuation.
Cash-on-Cash Definition
Annual Cash Flow / Total Cash Invested (down + closing + reserves). Measures return on YOUR cash specifically. Leverage amplifies CoC up OR down.
Positive vs Negative Leverage
Positive: Cap Rate > Mortgage Rate. Borrowing AMPLIFIES return because property earns more than debt costs. Negative: Cap Rate < Mortgage Rate. Borrowing REDUCES return — earning less than paying debt service.
When to Use Each
Cap Rate: comparing properties, valuation, no-leverage scenarios, commercial deals. CoC: investor decisions, personal ROI, comparing real estate to other investments (stocks, bonds).
Source: biggerpockets.com investment analysis, nar.realtor commercial guides. Last updated: May 2026.
Frequently Asked Questions
What cap rate is good?
Class A urban: 4-6%. Suburban: 6-8%. Rural/value-add: 8-12%. Section 8/risky: 10-15%. Higher cap = higher return BUT higher risk/management.
What CoC is good?
Most investors target 8-12% CoC. Below 6% = stretching too thin. Above 15% = check assumptions (likely missing reserves, vacancy, capex).
Does CoC include appreciation?
No. CoC = cash flow only. Add appreciation, principal paydown, tax benefits for TOTAL return (often 15-25% on leveraged property). CoC just measures yield.