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Calculators & Tools

Free calculators for landlords and property managers. Evaluate deals, estimate costs and check your state's rules.

Deal analysis

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Rental PropertyCash flow, cap rate, cash-on-cash and NOI for any rental, updated live.
Return on InvestmentTotal ROI from cash flow, appreciation and equity over any holding period.
Cap RateCap rate from price and NOI, with expense ratio and gross rent multiplier.
Cash FlowMonthly and annual cash flow after every expense and the mortgage.
Cash on Cash ReturnReturn on the cash you put in, with payback period and break-even rent.
Net Operating IncomeAnnual and monthly NOI, expense ratio, cap rate and DSCR.
Internal Rate of ReturnIRR, NPV and equity multiple from year-by-year cash flows.
Net Present ValueNPV, profitability index and discounted payback for any deal.
Gross Rent MultiplierGRM, fair value at market GRM, gross yield and a 1% rule check.
Rental YieldGross and net yield from rental income and operating expenses.
Price-to-Rent RatioJudge a market by how purchase prices compare to annual rents.
Offer ComparisonTwo purchase offers side by side on cash flow, returns and cash needed.
After Repair ValueARV from comps, 70% rule max offer and projected rehab profit.
AppreciationFuture value and year-by-year appreciation, adjusted for inflation.
Owner Cash FlowOwner-facing cash flow with cash-on-cash, NOI and expense ratio.

Financing

6
Closing CostsLoan fees, title costs, government charges and total cash to close.
Loan & AmortizationPrincipal and interest split, full schedule and extra-payment savings.
Loan-to-Value RatioLTV, equity position and paydown needed to reach 80% or 75%.
HELOCBorrowing power, draw and repayment payments and total interest.
Debt-to-Income RatioFront- and back-end DTI with Conventional, FHA and VA qualification.
DSCR LoanDSCR against lender minimums, max loan amount and post-debt cash flow.

Rent & vacancy

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Market RentRent range, cash flow and annual income from local market data.
Rent EstimateFair market rent from comparable listings and property adjustments.
Rent IncreaseA fair increase from market data, inflation and expenses.
Prorated RentExact rent owed for partial months at move-in or move-out.
Move-In CostsProrated first month, deposit and fees rolled into one total.
Gross Potential RentGPR, economic occupancy and loss-to-lease for your portfolio.
Vacancy CostWhat an empty unit costs per day and month, lost rent plus expenses.
Vacancy RatePortfolio vacancy rate, lost income and average turnover time.
Turnover CostLost rent, make-ready and leasing costs of every turnover.
Retention ValueThe dollar value of renewing a tenant instead of turning the unit.
Maintenance BudgetA reserve by the 1% rule, $1 per square foot and percent of rent.

Property management business

9
Management FeesTotal annual PM cost and effective rate, compared with self-managing.
Fee Structure ComparisonPercentage, flat and hybrid fee models with the cheapest highlighted.
Self-Manage vs HireTime value and dollar math for managing yourself or hiring out.
Tenant Placement FeePlacement fee models with an annual leasing revenue projection.
Doors per ManagerStaffing capacity with benchmarks for SFR, multifamily and mixed.
Profit MarginPer-door margin and company profit against benchmark bands.
Company ValuationValue a PM company by revenue multiple, per door and EBITDA.
Break-Even DoorsDoor count to break even, with per-door contribution and hire costs.
Revenue ForecasterMonthly recurring revenue with door growth and churn built in.

State-by-state rules

5
Security Deposit Return DeadlineReturn deadlines with statute citations and missed-deadline penalties.
All statesCATXNYFLILOHGAMNIAND
Security Deposit InterestWhether interest is owed on deposits, at what rate, and how to calculate it.
All statesCATXFLGAMNND
Maximum Late FeeLate fee caps and grace periods, and whether your fee fits the rule.
All statesCATXNYFLILOHGAMNIAND
Rent Increase Notice30, 60 or 90-day notice rules and statewide rent cap detection.
All statesCATXNYFLILOHGAMNIAND
Eviction TimelineEstimated timeline from notice through writ of possession.
All statesCATXNYFLILOHGAMNIAND
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