Landlord & Rental Property Calculators
Thirteen free calculators for buying, financing and running a rental. Each one shows its formula and a worked example, and you can use all of them without an account.
Last updated: · by MakeLease Editorial Team
Most rental math comes down to a few questions. Does the rent cover the expenses and the mortgage? What return do you get on the cash you put in? Will a lender agree? These calculators answer those questions one at a time. Each page opens with an example already filled in, so you can see how the numbers fit together before you enter your own.
The math runs in your browser. Nothing you type is sent anywhere unless you choose to save it, and saving needs a free account. Results are estimates that depend on the inputs you give them, so check rents, taxes, insurance and rates against real quotes before you rely on them.
Analyze a deal
Start with income and expenses, then see what the price and your financing do to the return.
- Rental Property Calculator
Monthly cash flow, cap rate and cash-on-cash return, counting rehab and holding costs.
- Cap Rate Calculator
Net operating income ÷ property value, plus the price a target cap rate implies.
- NOI & Gross Rent Multiplier Calculator
Net operating income, expense ratio, break-even occupancy and gross rent multiplier.
- Cash-on-Cash Return Calculator
Annual pre-tax cash flow ÷ the cash you actually put into the deal.
- BRRRR Calculator
Cash left in the deal after the refinance, including holding costs during the rehab.
Finance it
Check whether the rent covers the loan the way a lender will, and see where each payment goes.
- DSCR Calculator
Debt service coverage the way lenders compute it: NOI method and rent ÷ PITIA.
- Mortgage Amortization Calculator
Payment-by-payment schedule for a rental property loan, with extra principal payments.
Fix it up and rent it out
Budget the renovation, then charge the right amount when a tenant moves in mid-month.
- Rehab Cost Estimator
Line-item renovation budget by square footage and cost region, with a contingency line.
- Prorated Rent Calculator
Rent owed for a partial month, by days-in-month, 365-day or 30-day method.
Screen tenants and set the rent
Check an applicant's income against the rent, then set deposits, late fees and increases within your state's limits.
- Rent-to-Income Ratio Calculator
Rent ÷ gross income for one or more applicants, and the income a 3x (or any) rule requires.
- Security Deposit Calculator
The most you can collect under your state's deposit limit, with exceptions and the return deadline.
- Late Fee Calculator
Flat or percent late fee plus daily fees, checked against your state's statutory cap.
- Rent Increase Calculator
Percent change between two rents, or the new rent from a percent, with your state's notice rule.
Ready to rent it out?
Once the numbers work, you need a lease. The lease agreement generator walks you through one step by step, with free e-signing and no card required.
Create a lease