Does This Property Make Money? ROI & Cap Rate Calculator

Before you make an offer on any investment property, you need to know one thing: does it actually make money? Cap rate tells you how efficiently a property generates income relative to its price — and it’s the fastest way to filter out bad deals before you waste time on due diligence. Enter your purchase price and monthly expenses below and you’ll have your answer in seconds. A cap rate of 6% or higher is generally considered solid for the Upper Cumberland market.

Team Denehy · Investor Tools
ROI & Cap Rate Calculator

Quickly analyze the return potential of any rental or investment property in Fentress County before you make an offer.

🏠Property & Income
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$
All units combined if multi-family
📋Monthly Operating Expenses
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~$600–$1,200/yr in Fentress Co.
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$
Rule of thumb: 1% of value/yr
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~8–10% of rent if using a PM
$
~5% of rent is standard
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HOA, utilities, etc.

ⓘ This calculator assumes a cash purchase. For financed deals, use the Cash-on-Cash calculator below.

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Cap Rate
Annual NOI ÷ Purchase Price
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Net Monthly Cash Flow
Cash purchase, no mortgage
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Annual NOI
Net Operating Income
📈Income & Expense Breakdown
Monthly
Gross Rent—
Property Tax—
Insurance—
Maintenance—
Management—
Vacancy Allowance—
Other—
Net Cash Flow—
ⓘ Cap rate is best used to compare properties. A cap rate of 5–7% is considered good for most Tennessee markets; 8%+ is strong. This assumes a cash purchase — financing costs will lower your effective return. Always verify expenses with actual bills and a property inspection.

Found a property worth analyzing?

Tim & Lori know the rental market in Fentress County well. We can help you identify properties with strong investment potential.

Talk to Team Denehy →