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Free Real Estate Calculators

Cap rate, cash-on-cash, rental yield and deal analysis — the numbers that separate a property that looks good from one that performs.

25 free tools · no signup

1 Percent Rule Calculator Check in seconds if a rental's monthly rent clears the 1% rule against its all-in purchase price. 1031 Exchange Calculator Estimate deferred capital gains tax, taxable boot, and new basis on a like-kind exchange. 70 Percent Rule Calculator Find the maximum offer on a flip using ARV, repair costs, and the 70% rule. Airbnb Calculator Estimate annual net income from a short-term rental, including fees, turnovers and seasonality. BRRRR Calculator Model Buy, Rehab, Rent, Refinance, Repeat deals and see how much capital you recycle. Cap Rate Calculator Find a property's capitalization rate and implied value from price, income, and expenses. Cash-on-Cash Return Calculator Calculate your real leveraged return on the actual cash you invested in a rental property. Cost Per Square Foot Calculator Calculate and compare cost per square foot for buying, selling, or building. DSCR Calculator Calculate the debt service coverage ratio lenders use to size investment property loans without personal income docs. Fix and Flip Calculator Calculate true flip profit including holding costs, financing fees, and both closing costs — not just ARV minus rehab. Gross Rent Multiplier Calculator Compare rental properties fast using price-to-rent GRM and implied value at a target ratio. Home Renovation Cost Calculator Estimate total renovation cost by project type, square footage, quality tier and contingency reserve. Home Sale Proceeds Calculator Find out what you actually walk away with after commission, closing costs, and payoff. NOI Calculator Calculate net operating income from rental income and operating expenses — the number that sets your property's value. Property Appreciation Calculator Project your home's future value using compounding annual appreciation and see the inflation-adjusted real gain. Property Management Fee Calculator See the real annual cost of property management beyond the headline percentage. Property Tax Proration Calculator Find the exact seller credit or buyer reimbursement for property taxes at closing. Real Estate Commission Calculator See exactly how commission splits between listing side, buyer side, and your agent's brokerage. Rent Increase Calculator Calculate a new rent from a percentage, or the percentage from a new rent, and check it against local caps. Rent Proration Calculator Calculate exact partial-month rent using actual-days, 30-day, or 365-day annual proration methods. Rental Property ROI Calculator Model cash flow, cap rate, cash-on-cash return, and appreciation together for total ROI. Rental Yield Calculator Compare gross and net rental yield instantly from property value, rent, and costs. Security Deposit Calculator Add up your security deposit, pet fees, first/last month's rent, and other move-in costs into one total. Vacancy Rate Calculator Calculate physical and economic vacancy rate, occupancy rate, and annual lost rent for any rental property. Wholesale Real Estate Calculator Calculate your maximum offer to a seller and your assignment fee margin.

Yield measures are not interchangeable

Cap rate ignores financing; cash-on-cash return is dominated by it. Gross rental yield ignores costs; net yield is what you actually keep. The same property produces very different headline numbers depending on which measure is quoted, which is precisely why listings quote the flattering one. These tools calculate several so the comparison is honest.

The costs that break a deal

Vacancy, maintenance, management fees and capital expenditure are the line items most first analyses omit, and collectively they are the difference between a deal that works on a spreadsheet and one that works in reality. The rental and BRRRR calculators make each of them an explicit input rather than folding them into an optimistic assumption.

Screening rules and their limits

The one percent rule and the seventy percent rule are fast filters, not valuations. They are useful for discarding obviously bad deals quickly and useless for confirming a good one. The tools say so. Every page notes that its output is a planning estimate, not a valuation or investment advice.

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