Cash-on-Cash

Cash-on-cash return measures the annual pre-tax cash flow generated by a property relative to the total cash invested. Unlike cap rate, which ignores financing, cash-on-cash return accounts for leverage by measuring the actual cash yield on the investor's equity. It is the most practical measure of an investor's annual return from operations.

The calculation divides annual pre-tax cash flow (NOI minus annual debt service) by the total cash invested (down payment plus closing costs). A property generating $40,000 in annual cash flow on a $500,000 total equity investment delivers an 8.0% cash-on-cash return.

For NNN investors, cash-on-cash return is the primary metric for comparing leveraged investment options. Two properties with identical cap rates can have vastly different cash-on-cash returns depending on the financing terms. Positive leverage-where the cap rate exceeds the mortgage constant-amplifies cash-on-cash returns above the cap rate. Negative leverage, where borrowing costs exceed the cap rate, reduces returns below the unleveraged yield.

Cash-on-cash return has limitations: it doesn't account for appreciation, principal paydown, tax benefits, or time value of money. For a complete picture, investors should use cash-on-cash alongside IRR and equity multiple metrics. However, for evaluating year-one income performance and comparing investment alternatives, cash-on-cash return remains the gold standard.

Cash-on-cash return tells you exactly what your invested dollars are earning annually. NNN investors typically target 6-9% cash-on-cash returns depending on tenant credit quality and market conditions. In the current higher interest rate environment, achieving strong cash-on-cash returns requires either higher cap rate properties, larger down payments, or creative financing. Always calculate cash-on-cash at purchase, at stabilization, and at year 5/10 to understand how rent escalations and principal paydown improve returns over time.

NNN investors typically target 6-9% cash-on-cash returns, though this varies by market conditions and tenant quality. Investment-grade NNN properties may deliver 4-6% cash-on-cash due to lower cap rates, while value-add or non-investment-grade properties may achieve 8-12%. In the current rate environment, achieving 7%+ cash-on-cash often requires higher cap rate properties or lower leverage.