Rental Property Calculators

Free calculators for sizing up rental property deals. Each one shows its math, explains what the numbers mean and runs entirely in your browser. Nothing you type is sent anywhere.

Cap Rate CalculatorNOI, cap rate, GRM and price per unit from a rent roll.Gross Rent Multiplier CalculatorPrice divided by annual gross rent, plus value at a market GRM.Cash-on-Cash Return CalculatorAnnual cash flow after the mortgage divided by the cash you put in.DSCR CalculatorDebt service coverage ratio and the largest loan the income supports.BRRRR CalculatorCash left in the deal after the refinance, cash flow and return.Mortgage Amortization CalculatorPayment, total interest and a year-by-year schedule, with extra payments.Rent vs Buy CalculatorTotal cost of owning versus renting over the years you plan to stay.1% Rule CalculatorDoes monthly rent reach 1% of the price? Plus the max price that would pass.50% Rule CalculatorQuick cash flow estimate: half the rent for expenses, then the mortgage.Break-Even Occupancy CalculatorThe occupancy needed to cover expenses and the mortgage, and your cushion.Price Per Unit CalculatorPrice per door and per square foot, compared with recent sales.NOI CalculatorNet operating income from a rent roll and itemized expenses.

Guides

What Is a Good Cap Rate?Why cap rates differ by market and asset class, and how to judge one.How to Calculate Net Operating IncomeStep by step from gross rent to net operating income, with what to leave out.The BRRRR Method, Step by StepBuy, rehab, rent, refinance, repeat, with the numbers to check at each stage.GRM vs Cap RateWhen the quick GRM screen is enough and when you need a full cap rate.

How to use these calculators together

Start with the gross rent multiplier to screen listings quickly. For any property worth a closer look, rebuild the net operating income and check the cap rate. Then add your financing: the cash-on-cash return calculator shows what your cash earns, and the DSCR calculator shows whether a lender will approve the loan. If you plan to renovate and refinance, the BRRRR calculator shows how much cash stays in the deal.

Quick screens like the 1% rule and 50% rule help you sort listings fast. For a full underwriting, build the operating statement line by line in the NOI calculator, check the margin of safety with break-even occupancy, and compare the price with recent sales using price per unit. The amortization and rent vs buy calculators cover the loan itself and the decision to own your own home.

Every calculator uses occupancy rather than vacancy, the same way lenders and property managers report it. 95% occupancy is the same as 5% vacancy.