Rental property calculators
17 free tools for buying and holding a rental — every one no-signup, with editable assumptions and no paywall on the results. They share a single transparent engine, so the numbers agree with each other.
Not sure where to start?
The full Rental Property Calculator runs every metric below from one set of inputs and ends with a buy, negotiate, or pass verdict.
Analyze the deal
— Does the property actually make money?Rental Property Calculator
Start hereThe complete analysis with the buy/pass verdict.
OpenROI Calculator
Total return and IRR, broken down by source.
OpenCap Rate Calculator
NOI-to-value, and the price a target cap rate supports.
OpenCash-on-Cash Return Calculator
What the cash you actually invested is earning.
OpenCash Flow Calculator
The full monthly waterfall and break-even rent.
OpenRental Yield Calculator
Gross and net yield, and the rent a yield needs.
OpenDSCR Calculator
Debt-service coverage and lender thresholds.
OpenGross Rent Multiplier Calculator
Price ÷ annual rent — the fastest screen there is.
Open1% Rule Calculator
Does rent reach 1% of the price? A triage screen.
OpenPlan the money
— What it takes to buy and hold.Mortgage Calculator
Payment, PITI, total interest, and amortization.
OpenDepreciation Calculator
The 27.5-year schedule, with the IRS mid-month convention and recapture at sale.
OpenCash to Close
The total cash to buy — down, closing, repairs, reserves.
OpenBreak-Even Rent
The rent this property needs to not lose money.
OpenRent vs Buy
Buy or keep renting? Net worth over time.
OpenMake the offer & buy
— Bid smart, then don't miss a step.Which calculator answers your question
Most people arrive with one specific question rather than a tool in mind. Find yours:
| Your question | Use |
|---|---|
| Is this whole deal worth doing? | Rental Property Calculator |
| What total return will I earn, and where does it come from? | ROI Calculator |
| How does this property compare to others, ignoring financing? | Cap Rate Calculator |
| What return am I getting on the money I put in? | Cash-on-Cash Return Calculator |
| How much lands in my pocket each month? | Cash Flow Calculator |
| What does this property yield against its price? | Rental Yield Calculator |
| Will a lender's coverage test pass? | DSCR Calculator |
| How does this price compare to the rent, quickly? | Gross Rent Multiplier Calculator |
| Is this even worth a full analysis? | 1% Rule Calculator |
| What will the loan actually cost me? | Mortgage Calculator |
| What can I depreciate, and what does it cost me when I sell? | Depreciation Calculator |
| How much cash do I need on hand? | Cash to Close |
| What is the lowest rent I can survive? | Break-Even Rent |
| Should I buy at all, or keep renting? | Rent vs Buy |
| What is the most I should pay? | Maximum Offer Price |
| What do I still need to do before closing? | Buying Checklist |
| What should I look at on the walkthrough? | Inspection Checklist |
Every tool uses the same conventions for NOI, vacancy, and capital reserves. The methodology page documents each formula and default so you can check the math or override it.
Learn the numbers behind the tools
A calculator gives you a number; these explain what to do with it.
How to Analyze a Rental Property
A 7-step framework: estimate rent, total the expenses, run the return metrics, check the price, stress-test, and decide.
What Is a Good ROI on a Rental Property?
Benchmarks by metric — cash-on-cash, cap rate, IRR — and why a 'good' number depends on your market and strategy.
Cap Rate vs. Cash-on-Cash Return
The two most-confused rental metrics: one measures the property, the other measures your money. When to use each.
How to Finance an Investment Property
Conventional, DSCR, portfolio, HELOC and more — plus what lenders require and how to qualify.
How Much Cash Flow Should a Rental Property Make?
The $100–$200/unit rule of thumb, why cash-on-cash return matters more, and what changes the target.
Rental Property Expenses: The Complete List
Every operating cost a rental carries, the operating-vs-capital distinction, and the 50% rule sanity check.
Rental Property Due Diligence Checklist
What to verify before you close — condition, finances, legal, and the numbers — in one organized checklist.
DSCR Loan Requirements
Credit score, ratio, down payment, reserves and documents — the actual bar, and what quietly gets applications declined.
DSCR Loan Rates and Costs
What drives your quote, the closing costs line by line, and the prepayment penalty lenders rarely lead with.
DSCR Loan vs. Conventional Loan
One qualifies you, the other qualifies the property. When the cheaper conventional loan is still the better choice.
How Many DSCR Loans Can You Have?
No federal cap, but real limits — each lender's exposure ceiling, and the reserve requirement that binds first.
Property Management Fees: The Real Cost
The headline 8–12% is not what you pay. Leasing fees and maintenance markups push year one to 15–20% of rent.
How Much Money Do You Need to Buy a Rental Property?
Down payment, closing costs, reserves and day-one repairs — the four buckets, with a worked example.
Using Rental Income to Qualify for a Mortgage
The 75% rule, netting against PITIA, and why a shortfall is added to your debts rather than taken off your income.
LLC for Rental Property: Do You Need One?
What it protects, the due-on-sale risk on a mortgaged transfer, one entity or several, and when insurance does the job.
Common questions
Which rental property calculator should I use first?
Start with the Rental Property Calculator. It runs the full analysis — cash flow, cap rate, cash-on-cash return, and a buy/negotiate/pass verdict — from one set of inputs. Use the single-metric calculators afterwards when you want to isolate one number or answer a lender's question.
Are these calculators really free?
Yes. Every calculator is free, needs no account, and shows its results immediately. Nothing is gated behind a signup or a download.
Do the calculators share the same math?
Yes. Every tool except Rent vs Buy runs on the same deterministic engine, so cap rate on the cap rate calculator matches cap rate on the full analysis for identical inputs. The conventions — what counts as NOI, how vacancy and capital reserves are applied — are documented on the methodology page.
What is the difference between cap rate, cash-on-cash return, and ROI?
Cap rate measures the property independent of financing. Cash-on-cash measures the first-year cash return on the money you actually put in. ROI (total return) folds in appreciation, loan paydown, and selling costs over a holding period. They answer different questions, so a deal can look strong on one and weak on another.
Can I use these for a property I already own?
Yes. Enter the current market value instead of a purchase price and your actual rent and expenses. The cap rate and yield calculators are the most useful for a property already held, since they measure performance against today's value rather than what you paid.