Free Cash-on-Cash Return Calculator
See exactly how hard your capital is working — annualized CoC return on any strategy, calculated by AI in seconds.
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What you get — free
Annualized CoC Return
True annualized cash-on-cash return accounting for your actual hold time — not just a raw number.
Cash Deployed Tracker
Freddie identifies exactly what counts as "cash invested" so your CoC is accurate, not inflated.
Strategy Comparison
See CoC side-by-side across flip, wholetail, rental, and BRRRR — choose the best exit.
Deal Score 0–100
CoC feeds directly into your overall deal score. High CoC = higher score.
Score Certificate
Get a shareable PDF of your deal analysis and CoC return to send to partners or lenders.
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The 4,109% cash-on-cash return on a 30-day wholetail flip
On this Northern Virginia hoarder house, we deployed $215,000 in cash (purchase + cleanout). We exited at $349,000 thirty days later, netting $115,050. Annualized, that's a cash-on-cash return of over 4,100%. That's not a typo — it's what happens when you close fast on a correctly priced distressed property and execute a clean wholetail. Freddie scored the deal 100/100 and the CoC was off the charts.
We sold the property as-is for $349K. The renovation pictured was completed by the buyer who purchased it from us. The $115,050 profit reflects our wholetail exit, not the renovation work.
Freddie scored this deal 100/100. The 4,109% annualized CoC is a function of short hold time and clean execution. This is what wholetail is designed to do.
"Cash-on-cash return lesson: it's not about how much you made — it's about how hard your capital worked. A $50K profit in 30 days beats a $100K profit in 18 months every time."
Cash-on-Cash Return FAQ
What is cash-on-cash return in real estate?
Cash-on-cash return (CoC) is your annual pre-tax cash flow divided by your total cash invested. It measures the actual return on the dollars you put in — not the full property value — making it the most honest metric for leveraged investments.
What is a good cash-on-cash return?
Most investors target 8–12% CoC for rental properties. For flips, CoC can exceed 100% when deals close fast with low out-of-pocket. On our $115K wholetail deal, CoC exceeded 4,000% because we exited in 30 days.
How do I calculate cash-on-cash return?
Divide annual net cash flow by total cash invested. For a flip: (net profit / cash invested) × (12 / hold months) = annualized CoC. Freddie calculates this automatically from your deal inputs.
What is included in cash invested for CoC?
Cash invested includes your down payment, closing costs, rehab costs paid out of pocket, and any carry costs paid in cash. Financed amounts are excluded — that's what makes CoC the leverage-adjusted metric.
Does cash-on-cash work for wholesale deals?
For assignment wholesale, CoC is less relevant since there's no property acquisition. For wholetail deals where you buy and resell as-is, CoC is extremely powerful and often astronomical on short holds.
How does CoC differ from ROI?
ROI uses total profit / total investment including financed amounts. CoC uses annual cash flow / cash actually invested. For leveraged deals, CoC gives a more accurate picture of how hard your personal capital is working.
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