Global Araç
Rental Yield Calculator
Temel kural — brüt getiri %5 altı zayıf, %5–8 ortalama, %8–12 güçlü, %12+ mükemmel (ancak sorunlu bir piyasa olmadığını doğrulayın).
Quick deal-screen for rental property investments. Inputs: purchase price, expected gross monthly rent, operating expenses (property tax, insurance, HOA, maintenance reserve, property management), vacancy allowance. Output: gross yield (rent × 12 / price), net yield (NOI / price), monthly cash flow, and a tier label — “weak” under 5%, “average” 5-8%, “strong” 8-12%, “exceptional” 12%+. Used by real-estate investors as the first 5-minute screen before deeper due diligence.
Yields vary dramatically by market. Coastal expensive markets(SF, NYC, Seattle, Boston, LA): 3-5% gross yield is typical — investors bet on appreciation rather than cash flow. Mid-sized markets (Phoenix, Atlanta, Charlotte, Nashville): 6-9% gross yield. Cash-flow markets(Cleveland, Detroit, Memphis, Indianapolis, Pittsburgh): 10-15% gross yield, but property values often grow slowly, so total return depends heavily on rental income. The yield-vs-appreciation tradeoff is the central decision in real-estate investing strategy.
Common mistakes: (1) Forgetting vacancy — most calculations show 12 months of rent; reality is 11 months × $X due to typical 5-10% vacancy. (2)Underestimating maintenance — budget 1% of property value annually (a $300K property = $3,000/year for repairs and capital expenses; older properties need more). (3) Ignoring property management — self-managing saves 8-12% of rent but consumes 10-20 hours/month per property; budget for it if you plan to scale. (4) Treating gross yield as the metric — gross yield is misleading; net yield (after operating expenses) is what matters for cash flow, and cash-on-cash return is what matters once financing is layered on.
Nasıl Kullanılır
- Enter purchase price (use realistic comp-based estimate, not asking price).
- Enter expected monthly rent (check Zillow Rent Zestimate, RentRange, RentCast for market rate).
- Enter annual property tax (look up via county assessor).
- Enter insurance estimate (~0.5-1% of property value).
- Enter vacancy allowance (5-8% standard; 10%+ for student rentals, short-term).
- Enter property management % if applicable (8-12%) and 1% maintenance reserve. Read the gross yield, net yield, and tier label.
Ne Zaman Kullanılır
- First-pass screening of investment properties before doing deeper analysis (cap rate, cash-on-cash, IRR).
- Comparing rental markets — running the same investment criteria across cities to find best yield-vs-appreciation balance.
- Setting expectations on existing rental property — sanity-checking that current yield matches market.
- Negotiating offers — knowing the yield at asking price helps decide whether to bid lower for a target yield.
Ne Zaman Kullanılmaz
- When financing matters — yield is unleveraged; cash-on-cash return tells you what you actually earn on cash invested.
- Short-term rental analysis (Airbnb, VRBO) — those have completely different revenue volatility, OPEX structure, and seasonal patterns; use a dedicated STR calculator.
- Commercial real estate — different metric conventions (cap rate, IRR, debt-coverage ratio) more standard than yield.
- When evaluating speculation plays — if appreciation is the thesis, yield is secondary and partial-window IRR analysis is more relevant.
Yaygın Kullanım Senaryoları
- Verifying a number or output before passing it on
- Quick calculation during a typical workday
- Pre-decision sanity-check on inputs and outputs
- Educational use — demonstrating the underlying concept
Sık Sorulan Sorular
What's a good rental yield?
Gross yield under 5% is weak. 5-8% is average. 8-12% is strong. Above 12% often signals distressed property, bad neighborhoods, or short-term-rental markets. Yields vary by city — San Francisco runs 3-4%, Cleveland runs 10-15%.
Does rental yield include the mortgage?
No. Gross and net yield are both property-only metrics — they measure return on purchase price, not on cash invested. For returns net of financing, look at cash-on-cash return — use our cash-on-cash-return-calculator.
What expenses should I include in net yield?
Annual property tax, insurance, maintenance (budget 1% of property value), HOA, vacancy allowance (5-10% of rent), and property management (8-12% if you hire it). Repairs and capital expenses average 10-15% of rent long-term.
How does rental yield compare to stock market returns?
The S&P 500 has returned about 10% nominal over the long run. Real estate yields typically look lower but add appreciation (3-5% annually) and leverage (a 20% down payment triples equity returns). Run the 10-year IRR, not just yield.
What's the 1% rule and is it still useful?
Old rule of thumb: monthly rent should be at least 1% of purchase price (e.g., $200K property → $2,000/month rent for 'good' deal). It worked when home prices were lower and interest rates were 3-4%. With current rates 6-8% and property appreciation slower, the 1% rule is unrealistically high in most markets — finding 1% deals now means buying in declining markets where appreciation is negative. Modern threshold: 0.7-0.8% in healthy markets, 0.5-0.6% in coastal markets relying on appreciation. Run actual cash-flow numbers, not just rules of thumb.
How do I find rental properties with strong yields?
Three approaches: (1) Out-of-state markets — Cleveland, Memphis, Birmingham, Pittsburgh, Indianapolis routinely have 8-12% yields with stable economies. Buy through turnkey provider or local property manager. (2) BRRRR (Buy, Rehab, Rent, Refinance, Repeat) — buy below-market distressed properties, force appreciation through rehab, refinance to pull cash out. (3) Multi-family small commercial (5-20 units) — better economies of scale than single-family, less competition than residential. Each strategy has tradeoffs (out-of-state = remote management; BRRRR = active work; small commercial = different financing).