Run the numbers before you sign.
Free calculators and plain-English guides for people who own one to a few rentals. No sign-up. Your numbers never leave your browser.
Find my calculator- 1Purchase price, 20 % down
- $300,000
- 2Monthly rent
- $2,500
- 3Cash flow after the mortgage
- $45/mo
- 4Cap rate
- 6.6 %
What are you working on?
Analyze a rental
Rental property calculatorCash flow, cap rate, cash-on-cash and DSCR for one property, in one place.Cap rate calculatorNet operating income and cap rate from rent, vacancy and expenses.Cash-on-cash return calculatorWhat your down payment, closing costs and repairs earn each year.BRRRR calculatorBuy, rehab, rent, refinance: how much cash comes back and what stays in the deal.Gross rent multiplier (GRM)Price divided by yearly rent, and value at the GRM of your area.Rent vs sell calculatorKeep the house as a rental or sell it now: wealth after 5 to 20 years.
Financing, rent and tenants
Taxes and costs
Rental depreciation calculatorYour 27.5-year schedule, first-year deduction and depreciation recapture.1031 exchange calculatorGain deferred, taxable boot and the 45- and 180-day deadlines.Property tax by stateHistorical Census indicators, median tax bills and home values; not current tax rates.Security deposit laws by stateMaximum deposit, return deadline and interest rules, with each state statute.
Guides
- Net operating income (NOI)What counts, what does not, and why the mortgage is left out.
- What is cash-on-cash return?The formula, a worked example and what a good number looks like.
- Rental property depreciation explainedBasis, land, the 27.5-year rule, mid-month convention and recapture.
- How rental income is taxedSchedule E, deductible expenses, passive losses and the $25,000 allowance.
- How to become a landlordThe numbers to run, the paperwork, insurance and screening, step by step.
Official sourcesTax rules from the IRS, property tax data from the U.S. Census Bureau. Every page links to its sources.
Tested mathThe formulas are checked by automated tests, including the IRS depreciation table.
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How the calculators work