## Every day is We Buy Houses day at OfferMarket

 

This article shall serve as notice that every day at OfferMarket is 'We Buy Houses' day. As long as you ask yourself or Google "what is we buy houses", OfferMarket needs to be top of mind. We Buy Houses is taking on a new meaning thanks to our super modern technology and ridiculously simple real estate transaction process.

 

## How does we buy houses work?

 

We buy houses is a saying used by real estate wholesalers who want to put your house under contract with a cash offer and then sell the contract to an actual buyer. Some [real estate wholesalers](https://www.offermarket.us/guides/wholesale-real-estate-101) will tell you that they are the actual buyer, others will be honest and let you know that they have cash buyers to whom they will assign the contract.

 

## Does OfferMarket actually buy houses?

 

At OfferMarket, we buy houses differently. The 'we' in by 'we buy houses' is our nationwide network of qualified buyers who submit offers directly to you on our real estate marketplace. Here, buyers compete and you get a fair price. Learn more about [how OfferMarket works](https://www.offermarket.us/frequently-asked-questions/how-does-offermarket-work).

 

We are also directly buying select rental properties for our own rental property portfolio. That's right, if you [create your free listing](https://www.offermarket.us/sell) on our platform, we may provide you with a direct purchase offer where we are the actual buyer and we close in under 30 days because we buy houses for cash.

 

## Where do we buy houses?

 

OfferMarket is a technology-driven online marketplace. We buy houses everywhere in the United States.

 

## Some of the real estate markets we buy houses in:

 

- Alabama
- Alaska
- Arizona
- Arkansas
- California
- Colorado
- Connecticut
- Delaware
- Florida
- Georgia
- Hawaii
- Idaho
- Illinois
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- [Maryland](https://www.offermarket.us/we-buy-houses/baltimore-md)
- Massachusetts
- Michigan
- Minnesota
- Mississippi
- Missouri
- Montana
- Nebraska
- Nevada
- New Hampshire
- New Jersey
- New Mexico
- New York
- North Carolina
- North Dakota
- Ohio
- Oklahoma
- Oregon
- Pennsylvania
- Rhode Island
- South Carolina
- South Dakota
- Tennessee
- Texas
- Utah
- Vermont
- Virginia
- Washington
- [Washington, D.C.](https://www.offermarket.us/we-buy-houses/washington-dc)
- West Virginia
- Wyoming

 

## We Buy Houses AS IS, In Any Condition! 🏚️

 

From turnkey to teardown, we buy houses in any condition. Even if your house looks like this...

 

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If your home looks like the inside of the one in this video, and you're thinking to yourself "man, I need to sell my house fast", you should stop reading and create your free listing on OfferMarket.

 

​We buy houses in any condition. We buy houses in poor condition. Selling a house in poor condition is our specialty. Wondering [how to sell a house in poor condition](https://www.offermarket.us/guides/selling-a-house-in-poor-condition)? Read our guide!

Every day is 'We Buy Houses' day at OfferMarket. How does we buy houses work? Learn more.

Every Day is We Buy Houses Day at OfferMarket

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'We Buy Houses' Day - Real Estate Blogs - OfferMarket

Announcing 'We Buy Houses' Day

Unfortunately, there are many things that can bring down property value. It helps to categorize these items into as follows: 

 

1. Property-centric
2. Market-centric

 

## Property-centric home value destroyers

 

Property-centric items that bring down your home's value are much more in your control than market-centric items, so it's important to make sure you are alert and maintain your property proactively before small issues become big, expensive problems.

 

## Roof leaks, water intrusion, foundation issues

 

Roof leaks that go unaddressed can cause major property damage (water damage, mold growth) that can quickly destroy the value of your home. Foundation issues that result in water intrusion or structural instability can be very costly and hazardous. Other items that result in water intrusion and biological growth (mold) include separated siding, unsealed entryways and windows.

## Pest infestation

 

Termite damage bed bugs can require substantial and expensive remediation. Rodent infestation can cause structural damage due to chewing through hard to access places. Rodents can also cause electrical wiring damage. 

 

Thus, [mice removal](https://www.peststrategies.com/pest-guides/rat-and-mouse-guides/mice-removal/) is essential to protecting your home.

 

It's important to be proactive to address pest concerns. If you are managing a rental property, remind your tenants every month that they are required to communicate and maintenance and pest related concerns proactively.

 

## Tenants with poor hygiene

 

As you might imagine, poor hygiene can cause pest infestation, foul odors and other issues that can bring down the value of your property.

 

## Tenants who damage or neglect the property

 

If you lease your house to people who break things or don't report maintenance issues, you can expect costly repairs that you may be left on the hook for.

 

## Delinquent tenants

 

It may be costly and time consuming to evict delinquent tenants. These are commonly the same people who damage or neglect the property. That's why it is so important to thoroughly screen prospective tenants.

 

The list goes on, and the message should be clear: *an ounce of prevention is worth a pound of cure.*

 

## Market-centric home value destroyers

 

Market-centric factors can be much harder to control for and avoid.

 

## Economic downturn

 

Whether local to your community or city, or nationwide (i.e. 2008 financial crisis), economies can experience short term shocks and longer-term structural issues which will be discussed below. When this happens, the price people are able and willing to pay for your house may be less than in the recent past.

## Rising interest rates

 

When interest rates increase, the interest payments for new mortgages goes up. Buyers can't afford the same purchase price range as when interest rates and their associated monthly payments are lower. As a general rule of thumb, rising interest rates will cause home prices to decline.

 

## Population decline

 

Related to the concept of economic downturn, when a local market experiences a declining population, it means there will likely be an imbalance of the supply of houses relative to the demand for houses. Housing demand and home prices may further decline, as many buyers become hesitant to purchase houses in markets where the proverbial bottom is unknown.

 

## High property taxes

 

High taxes can lead businesses and residents to relocate elsewhere, resulting in lower demand for housing inventory.

 

## High crime rate

 

Crime is directly correlated with property values. When crime goes up, people put their houses up for sale, high supply and low demand means property values go down.

 

## Poor governance

 

Corruption and unreliable city services can make would-be homebuyers look elsewhere. Lower demand for your house means a lower price.

 

## Low quality public schools

 

Many parents and guardians of children approaching or in the K-12 age range are sensitive to the quality of public schools. If your home is in a school district that is experiencing a decline in rankings, there will be lower demand for your home -- lower demand means lower property value.

 

As with property-centric home value destroyers, the list of market-centric home value destroyers continues on and is closely inter-connected. 

 

Before buying a house, understand the property and market-based factors that can bring down property value and do your research!

Things that lower property value fall into property-based and area-based categories. Learn more at OfferMarket.

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What brings down property value? - OfferMarket FAQs

What brings down property value?

[Investing in rental properties ](https://www.offermarket.us/blog/how-to-start-property-rental-business)can be a lucrative way to build wealth, but understanding the numbers is key to making smart decisions. One crucial metric that helps assess a property's financial health is the Debt Service Coverage Ratio (DSCR). This calculation gives investors a clear picture of whether a property's income can cover its debt obligations, making it an essential tool for evaluating profitability.

 

For landlords and real estate investors, knowing how to calculate DSCR can be the difference between a successful investment and a financial misstep. It’s not just about crunching numbers—it’s about gaining insights into a property’s performance and ensuring long-term stability. Whether you're new to real estate or looking to refine your investment strategy, mastering DSCR calculations is a step toward smarter financial planning.

 

## What Is DSCR And Why Is It Important?

 

DSCR, or [Debt Service Coverage Ratio](https://www.offermarket.us/blog/dscr-debt-service-coverage-ratio), measures a property's ability to generate enough income to cover its debt obligations. It compares the property's net operating income (NOI) to its total debt service, offering a quantifiable way to assess financial stability.

 

Lenders prioritize DSCR because it minimizes the risk of default. A DSCR above 1.0 indicates that income exceeds debt payments, while a ratio below 1.0 suggests insufficient income to cover debts. Investors use DSCR to evaluate the viability of property investments, ensuring consistent cash flow even during market fluctuations.

 

High DSCR values indicate strong financial health. For example, a ratio of 1.25 means $1.25 of income is generated for every $1 of debt, providing a safety margin. Low ratios increase financial strain, making properties less attractive to buyers and lenders. Understanding DSCR enhances decision-making, securing sustainable investment returns.

 

![DSCR Formula Interest Only](https://cms.offermarket.us/uploads/DSCR_Formula_Interest_Only_9bcd6c02ff.jpg)

 

## Key Components Of DSCR

 

DSCR relies on specific financial metrics to evaluate a property's ability to meet its debt obligations. Two primary components are [Net Operating Income](https://www.offermarket.us/blog/noi-net-operating-income) (NOI) and Total Debt Service.

 

### Net Operating Income (NOI)

 

NOI represents the total revenue generated by a rental property minus operating expenses. It excludes debt payments, depreciation, and taxes. Calculating NOI involves subtracting costs like property management fees, maintenance, insurance, and utilities from gross rental income. For example, if a property earns $50,000 in annual rent and incurs $15,000 in operating expenses, the NOI is $35,000. A higher NOI indicates greater ability to cover debt payments.

 

### Total Debt Service

 

Total [debt service](https://www.offermarket.us/blog/what-is-dscr-ratio) is the sum of all required debt payments, including the principal and interest on loans. This metric includes both short-term and long-term debts associated with the rental property. For instance, if monthly mortgage payments amount to $2,000, the total annual debt service would be $24,000. Accurately assessing debt service helps determine whether the property's income sufficiently covers its obligations.

 

## Step-By-Step Guide To Calculate DSCR For Rental Property

 

Calculating the Debt Service Coverage Ratio (DSCR) involves assessing a property's financial performance and comparing its income to debt obligations. Follow these steps to determine DSCR accurately.

 

### Determine Net Operating Income

 

Net Operating Income (NOI) is the property's income after subtracting operating expenses. Include revenue sources like rental income, parking fees, or laundry services. Exclude loan payments, taxes, and depreciation when calculating. For instance, if a property earns $60,000 annually and operating expenses total $20,000, the NOI is $40,000.

 

### Calculate Total Debt Service

 

Total Debt Service refers to the sum of all loan payments, including both the principal and interest, due within one year. Gather accurate information from the property's loan agreements. For example, if annual loan payments consist of $18,000 in principal and $7,000 in interest, the Total Debt Service equals $25,000.

 

### Apply The DSCR Formula

 

Determine the DSCR by dividing the NOI by the Total Debt Service. The formula is:

 

#### DSCR = NOI ÷ Total Debt Service

 

Using the values above, a property with an NOI of $40,000 and a Total Debt Service of $25,000 results in a DSCR of 1.6. A DSCR greater than 1.0 shows the property generates enough income to meet debt obligations, enhancing its financial appeal.

 

## Example Calculation Of DSCR

 

Consider a [rental property](https://www.offermarket.us/blog/how-to-start-property-rental-business) with an annual gross rental income of $90,000 and annual operating expenses of $30,000. The Net Operating Income (NOI) can be calculated by subtracting operating expenses from the gross rental income:

 

#### NOI = $90,000 - $30,000 = $60,000

 

Assume the property also has an annual debt obligation that includes $20,000 in principal payments and $10,000 in interest payments. The Total Debt Service is the sum of these payments:

 

#### Total Debt Service = $20,000 + $10,000 = $30,000

 

Calculate the Debt Service Coverage Ratio (DSCR) using the formula:

 

#### DSCR = NOI ÷ Total Debt Service

 

#### DSCR = $60,000 ÷ $30,000 = 2.0

 

A DSCR of 2.0 indicates that the property generates twice the income required to cover its debt obligations. This strong DSCR signals financial stability and attractiveness to lenders.

 

## Factors That Influence DSCR

 

Several factors directly affect the Debt Service Coverage Ratio (DSCR) for rental properties. Understanding these factors helps [investors](https://www.offermarket.us/blog/reia) accurately evaluate a property's financial performance and potential risks.

 

### Rental Income

 

Rental income serves as the primary revenue source for determining DSCR. It includes monthly rent collected from tenants and any additional income from services like parking fees. For instance, if a property generates $5,000 monthly, the annual rental income would total $60,000. Fluctuations in occupancy rates, rental market demand, and lease agreements can significantly affect this figure, directly influencing the property's ability to meet debt payments.

 

### Operating Expenses

 

Operating expenses reduce the net operating income (NOI), impacting the DSCR. These expenses include property taxes, maintenance, insurance, property management fees, and utilities. For example, a property with annual operating expenses of $18,000 and a gross rental income of $50,000 results in an NOI of $32,000. Lower operating costs improve the DSCR, while higher expenses diminish it.

 

### Loan Terms

 

Loan terms determine the total debt service, affecting the [DSCR ratio](https://www.offermarket.us/blog/what-is-dscr-ratio). They include the loan amount, interest rate, and repayment period. For instance, a $250,000 loan with a 5% annual interest rate over 20 years may result in annual debt payments of $19,840. Short-term loans and high-interest rates increase debt obligations, which can lower the DSCR. Investors often seek favorable terms to improve their property's financial stability.

 

## Tips For Optimizing DSCR For Rental Properties

 

### Increase Rental Income

 

Raising income maximizes DSCR, provided the market demand allows for higher rental rates. Property upgrades, such as modern appliances or improved amenities, can justify increased rents. For example, adding energy-efficient appliances might attract tenants willing to pay more. Strategic marketing also enhances occupancy rates, ensuring consistent cash flow.

 

### Minimize Operating Expenses

 

Reducing expenses improves Net Operating Income (NOI), [boosting DSCR](https://www.offermarket.us/blog/how-to-calculate-dscr). Implementing cost-saving measures like energy-efficient utilities or lower-cost service providers lowers overhead without sacrificing quality. Regular property maintenance prevents costly repairs, preserving NOI. For instance, routine HVAC servicing avoids expensive system replacements.

 

### Negotiate Favorable Loan Terms

 

Lowering loan obligations reduces Total Debt Service, positively impacting DSCR. Opting for loans with lower interest rates or extended repayment periods decreases annual debt payments. Refinancing existing loans into more favorable terms can further improve financial ratios. For example, switching from a 5% to a 3.5% interest rate reduces costs significantly.

 

### Diversify Revenue Streams

 

Adding secondary income sources enhances financial stability. Leasing storage space, charging for parking, or offering paid amenities increases total revenue. These additions create supplemental cash flow, improving the ability to meet debt obligations in case of temporary income gaps.

 

### Monitor Market Trends

 

Staying informed about market conditions helps proactively adjust rental strategies. Understanding local rent increases or shifts in tenant preferences allows property owners to adapt and maintain competitive pricing. This ensures steady income, even during fluctuating market demand.

 

### Maintain High Occupancy Rates

 

A consistent occupancy rate ensures regular rental income. Targeting reliable tenants through thorough screening minimizes vacancy periods. Implementing lease renewal incentives encourages tenant retention, reducing turnover-related revenue gaps. For example, offering a small rent discount for renewals may prevent costly vacancies.

 

### Use Financial Management Tools

 

Adopting software tools aids accurate tracking of income and expenses, enabling better [DSCR management](https://www.offermarket.us/blog/how-does-a-dscr-loan-work). Automated calculations identify areas for improvement, supporting data-driven decisions. Tools like rental property calculators streamline financial planning, maintaining optimal DSCR levels.

 

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## Conclusion

 

Mastering the calculation and optimization of DSCR is a vital step for any [rental property investor](https://www.offermarket.us/blog/deal-or-no-deal-crowd-sourcing-rental-property-investing-decisions) aiming for long-term success. This financial metric not only helps evaluate a property's profitability but also strengthens decision-making by providing a clear picture of its ability to meet debt obligations.

 

By understanding DSCR and applying strategies to improve it, investors can enhance financial stability, attract favorable loan terms, and ensure consistent cash flow. Whether you're a seasoned investor or just starting out, prioritizing DSCR can significantly boost the potential of your real estate portfolio.

 

## Frequently Asked Questions

 

### What is the Debt Service Coverage Ratio (DSCR)?

The Debt Service Coverage Ratio (DSCR) is a financial metric used to evaluate a property's ability to generate sufficient income to cover its debt obligations. It is calculated by dividing the property's Net Operating Income (NOI) by its Total Debt Service. A DSCR above 1.0 indicates that income exceeds debt payments, signifying financial stability.

 

### Why is DSCR important in rental property investing?

DSCR is crucial because it helps investors and lenders assess the financial health of a rental property. It shows whether the property generates enough income to cover debt obligations and ensures consistent cash flow, which is essential for long-term financial stability and profitability.

 

### How do you calculate DSCR for a rental property?

To calculate DSCR, divide the Net Operating Income (NOI) by the Total Debt Service. For example, if the property's NOI is $40,000 and the debt service is $25,000, the DSCR is 1.6. A DSCR greater than 1.0 suggests the property generates sufficient income to cover its debts.

 

### What components determine DSCR?

The two main components of DSCR are:



* Net Operating Income (NOI): Total income from the property minus operating expenses.
* Total Debt Service: The total annual loan payments, including principal and interest.

Accurately assessing these components is vital for understanding a property's ability to meet financial obligations.

 

### What is a good DSCR for rental properties?

A DSCR of at least 1.2 is typically considered good for rental properties, as it indicates the property earns 20% more than required to cover its debt. Higher DSCR values, such as 1.5 or 2.0, reflect stronger financial health and are more attractive to lenders.

 

### How does rental income affect DSCR?

Rental income is a key factor in DSCR as it's the primary revenue source for covering debt. Higher rental income improves the DSCR, while lower income may reduce it. Maintaining strong occupancy rates and competitive rent prices helps optimize rental income.

 

### How do operating expenses impact DSCR?

Operating expenses reduce Net Operating Income (NOI), directly affecting DSCR. Higher costs, like maintenance and property taxes, lower the ratio, while minimizing expenses improves it. Effective expense management is essential for maintaining a healthy DSCR.

 

### Can loan terms influence DSCR?

Yes, loan terms like interest rates, loan amounts, and repayment periods significantly affect Total Debt Service. Favorable loan terms can reduce debt payments, improving the DSCR. Negotiating better terms is a strategic way to enhance financial stability.

 

### How can I improve DSCR for my rental property?

To improve DSCR, you can:

* Increase rental income through upgrades and marketing.
* Reduce operating expenses with cost-saving measures.
* Negotiate better loan terms to lower debt payments.
* Diversify income streams and maintain high occupancy rates.

These strategies help boost cash flow and financial performance.

 

### What does a DSCR below 1.0 mean?

A DSCR below 1.0 means that a property's income is insufficient to cover its debt obligations, potentially signaling financial strain. Properties with low DSCR values are less attractive to lenders and could face higher risks of default.

 

## DSCR Loan Quote

 

![DSCR loan quote](https://cms.offermarket.us/uploads/DSCR_loan_quote_c3ae268aed.jpg)

 

Our mission is to help you build wealth through real estate. Let's grow and optimize your rental property portfolio!

 

- Get your instant [DSCR loan quote](https://www.offermarket.us/loans?ref=content-how-to-calculate-dscr-for-rental-property) today!
- Save big on premiums with our [landlord insurance rate shopping service](https://www.offermarket.us/insurance?ref=content-how-to-calculate-dscr-for-rental-property)!
- Interested in exclusive investment opportunities? [Browse off market properties](https://www.offermarket.us/listings?ref=content-how-to-calculate-dscr-for-rental-property) now!
- Join our [Facebook community](https://www.facebook.com/OfferMarketUS) to stay up-to-date with the latest platform updates and market insights.
- Subscribe to our [Youtube channel](https://www.youtube.com/@offermarket) for our monthly DSCR loan update.

How to calculate DSCR for rental property? Follow this comprehensive step-by-step guide to master DSCR calculations and secure optimal rental financing.

How to Calculate DSCR for Rental Property

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How to Calculate DSCR for Rental Property | Guide

How to Calculate DSCR for Rental Property: A Step-by-Step Guide for Investors

Grow your real estate investing business with the most competitive DSCR loan product. OfferMarket provides DSCR rental loans, bridge loans, hard money, fix and flip, slow flip, and ground up construction loans.

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What is cash on cash return

Cash on cash return example

How to calculate Cash On Cash Return

Cash On Cash Return Calculation

Calculate Cash On Cash Return

Good cash on cash return

Cash on cash returns

Join OfferMarket

**Last updated:** May 29, 2025

The best rental investors we work with are acutely aware of cash on cash return, and it may well be the #1 metric or KPI to focus on as you grow your rental property portfolio. Rental property investors that use the [BRRR method](https://www.offermarket.us/real-estate-glossary/brrr-buy-rehab-rent-refinance) care deeply about cash on cash return.

## What is cash on cash return

[Cash on cash return](https://www.wallstreetoasis.com/resources/skills/finance/cash-on-cash-return) is a measure of your net annual cash flow as a percentage of the amount of cash you have invested in a rental property or flip. A high cash on cash return is better than a low cash on cash return. Typically, investors want their cash on cash return to be at least 10%, though many BRRR investors are able to generate cash on cash returns that are infinite because they pull out all of their invested cash when they [cash out refi](https://www.offermarket.us/blog/cash-out-refi-no-seasoning), and their property generates cash flow on $0 of invested cash.

## Cash on cash return example

The best way to think about cash on cash return is to think about how much cash you have currently invested in a rental property, and how much free cash flow that rental property generates. So, if you bought a property with cash, rehabbed it, and then did a cash out refi and left $10,000 of your original cash in the property, and you generate $500 in free cash flow per month after all of your expenses are paid and maintenance reserves are factored in, your cash on cash return is 60% ($6,000/$10,000). That's an incredible return on your cash investment, and it doesn't even factor in the equity you are accumulating as you pay down your mortgage. 

Cash on cash return is the ultimate investment capital efficiency metric and focusing on it and optimizing it will result in compounding of your wealth.

## How to calculate Cash On Cash Return

Net Cash Flow ÷ Invested Cash

Cash on cash return or COC return, is the amount of cash flow (rental income less mortgage, taxes, insurance, maintenance) your rental property or real estate investment generates as a percentage of the amount of capital you invested in the property, another way, a cash yield. If your rental generates $10,000 per year in [free cash flow](https://offermarket.us/real-estate-glossary/free-cash-flow) and you have invested $50,000 to buy and renovate the property (i.e. down payment plus closing costs and [rehab](https://offermarket.us/real-estate-glossary/rehab)), your cash on cash return is 20%. This is otherwise known as return on invested capital (ROIC) 

## Cash On Cash Return Calculation

Cash on cash return calculates the cash return on for a property, let's take a look at a detailed example. A real estate investor buying a commercial real estate property for a purchase price of $1,000,000 with a $200,000 down (total cash invested). At the end of every month you get $4,000 in cash flow net of operating expenses. At the end of the year you would have accumulated $4,000 × 12 = $48,000 in net cash flow. So the [net operating income (NOI)]("https://www.offermarket.us/real-estate-glossary/noi-net-operating-income") on cash would be calculated as: 

$40,000/$200,000 = 0.20 => 20% 

However, since real estate investor used debt to acquire this property, a payment that must go out to the lender each month to cover the mortgage payments. There is another common metric that captures this relationship between cash flow and debt service, called the [debt service coverage ratio (DSCR)]("https://www.offermarket.us/real-estate-glossary/dscr-debt-service-coverage-ratio"). Due to this the $48,000 in cash the investor received is not what he gets to keep. For the $800,000 ($1,000,000 purchase price minus $200,000 cash downpayment) they got in debt to finance this purchase, they must pay $1,500 in monthly mortgage payments. 

## Calculate Cash On Cash Return

Now to calculate cash on cash return, we must, take the monthly $4,000 in net cash flow, subtract $1,500 in mortgage payments which includes (interest payment and principal payment), netting $2,500 in monthly income. We must take this amount for the whole year and divide it by total cash invested to get out cash on cash return

(($4,000 - $1,500) * 12) / $200,000 = 0.15 => 15%

15% percent is the cash on cash return in this transaction. This examples simplifies several things, specifically the tax situation of the transaction which would most likely lower the cash on cash return further. This measures the return on the cash the investor had to put into the transaction net of all possible expenses. Another good measure 

## Good cash on cash return

A good cash on cash return varies based on several factors including the interest rate environment, local market, property type, property condition and investor strategy. Cash on cash return rates wildly differ from location to location and might not fully capture all financial incentives to own a property. For example, some areas with lower cash on cash return might have stellar property appreciation rates, where and exit after a few years will more than make up for a lack luster cash on cash return rate. We have seen cash on cash return rate in the 7% to 11% range to be attractive to buy and hold investors that were not planning on flipping property for many years, with lower range being applicable to areas where property appreciation and demographic trends might make up for lower cash on cash return. Additionally this rate might be wildly different between single family, multi family and commercial properties so make sure to always compare apples to apples. 

One more considerations is usage of debt to structure the deal. In all cash deals, the denominator of the equation will be much higher producing a worse cash on cash return, thus using debt in the deal will artificially inflate the cash on cash metric's attractiveness. This makes this metric really good for comparing between several investment options where you know you will use a certain, fixed percentage of debt, location is similar and the property type is the same, but makes it a poor metric to look at individual properties where you are not comparing it to anything similar in terms of financing structure. 

## Cash on cash returns

For professional real estate investors, cash on cash returns are the most important performance metric on a per unit basis. But just because you generate high cash on cash returns doesn't mean much unless you can scale the volume of properties you are investing in. What we mean by this is that an investor may be able to generate 75% cash on cash return on one or two properties, but it. may be very hard to find more than one deal per year that meets this high standard. 30% cash on cash return projects may be more abundant, and this level of returns is objectively excellent when you look at the historical returns of the S&P 500 which are roughly 8%.

This metric is based on before tax cash flows investor receive from the property thus the metric ignore taxes applicable to the investor. This may distort the attractiveness of the investment if taxes are higher in certain jurisdictions and are completely ignored by this metric. 

Interestingly, the real estate investor can deduct or even defer capita cost allowance (CCA) to lower their marginal tax rate to increase the attractiveness of the property on cash on cash basis

The formula is completely numbers driven and ignores any factor that is associated with the actual property, such as its location, condition, rental market climate, local government climate, public investment direction and many other factors that are important to consider when making an investment decision. 

Additional inputs are needed to accurately describe the financial position and cash returns, such as adjusted taxable income of the investor, depreciation, expenses associated with maintenance and rental of the property to gain an accurate picture on the attractiveness of the investment. 

The formula completely ignores the effects of compounding interest payments. While we take out the debt payments from the cashflow we ignore any effects of compounding and this is a critical shortcoming since a property with lower nominal rate of interest compounding may be a better investment than an investment with a higher cash on cash return. 

As stated above, this formula completely ignores more qualitative factors that take time to discover about the property itself such as depreciation (tax) and actual depreciation rate, the outlays you have to maintain the property in rentable condition. Additionally, no property appreciation (resale value of the property) increases or decreases are taken in to the account. While the property might be cash flowing and have a good return, an exit from the position might be impossible if the property attractiveness or market declines making it an overall a bad investment. 

It is possible to have an incalculable Cash On Cash Return if you use the [BRRR](https://offermarket.us/real-estate-glossary/brrr-buy-rehab-rent-refinance) method highly effectively and pull all or more than the cash you originally invested out of the property by mortgage refinancing. 

In conclusion, cash on cash return is a great metric to take into account when considering an investment into a rental property, but it's can't be the only criteria for evaluating an investment. Other metrics and qualitative factors regarding the property must be part of the analysis of the attractiveness of the property under evaluation. 

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Cash On Cash Return is the amount of cash flow your rental property generates as a percentage of the amount of capital you invested in the property.

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Cash On Cash Return

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