Free tools
Rental property calculators that use honest assumptions
Every calculator runs in your browser. Nothing is uploaded, nothing is stored, and the default values reflect the vacancy, management, and reserve figures experienced owners actually use.
Calculator 01
Monthly cash flow
Start here. Cash flow is the number that determines whether you keep the property through a bad quarter.
Monthly result
Before income taxes and depreciation.
Charge management even when you self-manage, and never set reserves to zero on a building older than fifteen years.
Calculator 02
Cap rate and gross rent multiplier
Cap rate measures the asset independent of your financing, which makes it the cleanest way to compare two buildings.
Valuation view
Compare against the asking price to sanity-check the seller's numbers.
Calculator 03
Cash-on-cash ROI and total return
Cash-on-cash tells you what your specific deal, with your specific loan, returns on the money you actually put in.
Return on your cash
Appreciation is an assumption, not income. Judge the deal on cash-on-cash first.
Calculator 04
Mortgage payoff with extra principal
See exactly what an extra monthly principal payment buys you in years and interest before you commit the cash.
Payoff comparison
Extra principal is a guaranteed, illiquid return equal to your interest rate.
Calculator 05
Capital reserve funding
Enter replacement cost and remaining life for each major component to get the reserve contribution that is actually required.
Reserve funding
Automate the transfer the day rent clears, before the money can be spent.
Calculator 06
Vacancy loss
Vacancy is a percentage, not a surprise. Price the empty days and the turnover cost together so the reserve is funded before the unit goes dark.
Annual vacancy cost
Fund this line every month, not when the unit goes empty.
Calculator 07
Rental expense calculator
Total fixed and variable operating expenses in one view, with an expense ratio that tells you whether the unit is under-rented or costs are climbing. For a fuller tool with vacancy, CapEx, per-unit, and NOI estimates, use the dedicated Rental Property Expense Calculator.
Operating expense summary
Stable rentals run 35-50% of gross rent. Higher means rising costs or under-rented units.
Calculator 08
Maintenance budget
A maintenance and reserve budget built from property value, building age, and unit count, with an age factor that scales older buildings up.
Maintenance & reserve budget
Older buildings need more; this scales the base up.
Automate this transfer the day rent clears.
Calculator 09
Rent increase calculator
Compare the income from a rent increase against the turnover risk it may trigger, so you renew good tenants at the right number.
Increase vs. turnover
If negative, a smaller increase or a renewal incentive may retain more value.
Confirm rent increase limits, notice periods, and renewal rules with your local jurisdiction before acting.
Calculator 10
Portfolio dashboard
Track value, loan balance, NOI, and cash flow across multiple properties to see blended equity and a portfolio-level cap rate.
Portfolio totals
Sum of after-debt-service cash flow across the portfolio.
Next steps
These calculators are educational tools. They do not account for income taxes, depreciation recapture, or local regulation, and they are not investment, tax, or legal advice.