Florida Cash on Cash Return Calculator

Cash on cash return measures annual cash flow ÷ total cash invested. Pre-filled with Florida market data including property tax, insurance, vacancy rates, and management fees.

Market

Browse calculators by state

Property & Financing

Property Price

Down Payment($83,000)

Interest Rate

Loan Termyears

Closing Costs($12,450)

Rental Income

Annual Gross Rental Income($1,900/mo)

Operating Expenses(Florida defaults)

Total Annual Expenses$14,682

Property Tax(0.8% avg in FL)

Insurance($3,815 avg in FL)

Maintenance & Repairs

Management Fee(8% of rent)

Vacancy Rate($1,573/yr)

Florida Market Context

Avg Cap Rate

5.5%

Median Price

$415K

Property Tax

0.8%

Vacancy Rate

6.9%

Local Factors

-No state income tax, no capital gains tax, no estate tax — rental income taxed at federal level only
-Homestead exemption ~$51K (owner-occupied only, does NOT apply to investment properties)
-Investment properties capped at 10% annual assessed value increase (vs 3% for homestead)
-Hurricane impact windows/shutters required in High-Velocity Hurricane Zones (Miami-Dade, Broward) — $8K–$25K installed, but can reduce insurance 15–45%
-Flood insurance required in FEMA Special Flood Hazard Areas (avg $878/yr, high-risk zones $2,200+)
-Landlord/dwelling insurance avg ~$3,815/yr — roughly 2x the national average
-Vacancy rates rising statewide (6.9%, up from 5.8%) — supply glut in some metros (Tampa 10.3%)
-No rent control statewide — landlords can set market rates

Sources

Tax Foundation — FL Effective Property Tax Rate 2025 Insurify — FL Landlord Insurance 2025 Florida Realtors — 2025 Year-End Housing Data FLA Landlord — FL Rental Market & Vacancy 2026 Largo Capital — FL Cap Rates Q2 2025 FEMA — Flood Insurance Risk Rating

Cash on Cash Return

-19.3%

Negative

Annual Cash Flow$-18,388

Monthly Cash Flow$-1,532

Total Cash Invested$95,450

Monthly Mortgage$2,209

NOI$8,118

Where Rent Goes

Cash Flow$0

Debt Service$26,506

Expenses$14,682

Cash Invested Breakdown

Down Payment$83,000

Closing Costs$12,450

What does this mean?

Negative cash on cash means you're losing money each month. The property's rental income doesn't cover your expenses and mortgage. Consider renegotiating the price, increasing rents, or walking away.

Keep running the numbers

One calculator rarely tells the whole story.

You know your Florida cash return. Now check if lenders agree with your deal.

Cap Rate

Calculate the capitalization rate to evaluate a property's potential return based on its net operating income.

Calculate

DSCR

Calculate the Debt Service Coverage Ratio to see if a property's rental income covers its loan payments.

Calculate

Mortgage

Calculate your monthly mortgage payment, total interest, and see a full cost breakdown.

Calculate