Methodology

Last reviewed: 3 October 2026. All calculations run in your browser. No data is sent to any server.

Rental property calculator

Net operating income (NOI) = effective gross income − operating expenses. Effective gross income = scheduled gross rent × (1 − vacancy rate) + other income. Operating expenses exclude mortgage payments. Cap rate = NOI ÷ purchase price. Cash-on-cash return = annual pre-tax cash flow ÷ total cash invested, where cash flow = NOI − annual debt service. DSCR = NOI ÷ annual debt service. GRM = price ÷ annual gross rent. Annual debt service uses the standard amortisation formula for a fixed-rate mortgage.

Loan comparison calculator

Each loan scenario computes the monthly payment from the principal, annual rate and term using the standard amortising payment formula. An interest-only loan computes the IO payment as principal × monthly rate, then switches to a fully-amortising payment over the remaining term at the same rate. Cash required = down payment + (origination points ÷ 100) × loan amount + base closing costs. Cash-on-cash return = year-1 NOI − annual debt service ÷ cash required.

BRRRR calculator

Months 0 through the rehab period accumulate purchase costs, rehab budget, bridge-loan interest (daily rate × outstanding balance) and holding costs. Seasoning months add net rental income (NOI ÷ 12). At the refinance month, the new loan = after-repair value × LTV − closing costs. Cash left in deal = total capital deployed − cash returned at refinance. When cash returned exceeds capital deployed the return is infinite (all capital recycled plus a surplus). Post-refinance cash flow = NOI − new loan annual debt service ÷ 12.

Equity waterfall calculator

IRR is solved numerically with Newton's method using a cash-flow series: LP and GP equity contributions at time 0, followed by annual distributions. The waterfall distributes each year's cash through tiers in order: (1) preferred return accrues at the compounding rate; contributions draw down the hurdle balance pro rata; (2) once the LP's hurdle balance reaches zero, the split shifts to the next tier. The solve-for-IRR routine uses the XIRR convention (daily compounding on actual/365 days).

Rental portfolio tracker

Each property is projected year by year: value appreciates at the entered rate, loan balance amortises using the standard formula, equity = value − loan balance, and cash flow = NOI × (1 + NOI growth)^year. Portfolio IRR is solved numerically from the aggregate cash flows (all properties' contributions at year 0, interim cash flows, and a terminal sale net of selling costs at the chosen horizon).

Seller financing calculator

Note amount = purchasePrice − downPayment. Monthly payment uses the standard fully amortising formula: P × r / (1 − (1+r)^−n), where r = annualRate ÷ 12 and n = termYears × 12. At zero rate: payment = noteAmount ÷ n. Balloon: the schedule is built for the full amortization term; the remaining balance after the balloon month (balloonYears × 12) is the balloon payment. Seller interest income = total payments received (regular + balloon) − noteAmount. Year-by-year schedule aggregates monthly rows into 12-month buckets.

1031 exchange calculator

Adjusted basis = originalBasis − accumulatedDepreciation (floored at 0). Amount realized = salePrice − sellingCosts. Realized gain = amountRealized − adjustedBasis. Equity from sale = amountRealized − existingLoanBalance. Boot: cash boot = max(0, equityFromSale − equityIntoNew); mortgage boot = max(0, existingLoanBalance − newLoanAmount) less any excess cash invested; totalBoot = cashBoot + netMortgageBoot. Recognised gain = min(totalBoot, max(0, realizedGain)). Tax on boot: §1250 recapture (25%) applies first up to min(recognisedGain, accumulatedDepreciation); remaining boot taxed at the entered LTCG rate. Deferred gain = max(0, realizedGain − recognisedGain). New basis = newPropertyPrice − deferredGain. Tax deferred = estimated tax on full gain minus tax owed now.

DSCR calculator

Effective gross income (EGI) = (monthly gross rent + other monthly income) × 12 × (1 − vacancy rate). NOI = EGI − annual operating expenses. Monthly payment uses the standard fully amortising payment formula. DSCR = NOI ÷ (monthly payment × 12). Maximum loan at target DSCR: max_payment = NOI ÷ target ÷ 12; max_loan = max_payment × (1 − (1 + r)^−n) ÷ r, where r = annualRate ÷ 12 and n = termYears × 12. At zero rate: max_loan = max_payment × n.

Fix-and-flip calculator

Purchase closing costs are fixed at 2% of the purchase price (title, escrow, transfer taxes). Holding interest = loanAmount × annualRate × (holdingMonths ÷ 12) — hard-money loans are modelled as interest-only. All-in cost = purchasePrice + rehabCost + purchaseClosingCosts + originationFee + holdingInterest. Gross profit = ARV − sellingCosts − allInCost. Cash required = allInCost − loanAmount. Cash-on-cash ROI = grossProfit ÷ cashRequired; Annualized CoC ROI = cocRoi × (12 ÷ holdingMonths). Total (unlevered) ROI = grossProfit ÷ allInCost. 70% rule MAO = ARV × 0.70 − rehabCost.

Property management fee calculator

Annual gross rent = monthlyRent × 12. Monthly management fee = monthlyRent × managementFeePct. Annual management fee = monthlyManagementFee × 12. Leasing fee = monthlyRent × leasingFeeMonths. Renewal fee = monthlyRent × renewalFeePct. Maintenance markup = annualMaintenanceBudget × maintenanceMarkupPct. Total if tenant renews = annualManagementFee + renewalFee + maintenanceMarkup. Total if tenant turns over = annualManagementFee + leasingFee + maintenanceMarkup. Effective cost percentage = total ÷ annualGrossRent, expressed as a percentage.

Cost segregation calculator

5-year personal property uses MACRS GDS 200% declining balance, half-year convention: rates 20%, 32%, 19.2%, 11.52%, 11.52%, 5.76%. 15-year land improvements uses MACRS GDS 150% declining balance, half-year convention: rates 5.0%, 9.5%, 8.55%, 7.70%, 6.93%, 6.23%, 5.90% × 8 years, 2.95% (year 16). Bonus depreciation is applied to 5-year and 15-year property only (not building structure): year-1 deduction = bonusPct × classAmount + (1 − bonusPct) × classAmount × MACRS_year1_rate. Standard depreciation: depreciableBasis ÷ depreciationYears per year (straight-line, no half-year adjustment). NPV benefit: for each year t the extra deduction is (costSeg_t − std_t); NPV = Σ (extra_t ÷ (1 + r)^(t+1)) × taxRate, summed over all depreciation years.

Capital gains calculator

Selling costs = salePrice × sellingCostsPct. Amount realized = salePrice − sellingCosts. Depreciable basis = purchasePrice − landValue + improvements + purchaseClosingCosts; straight-line depreciation = depreciableBasis ÷ 27.5 per year, accumulated over min(yearsHeld, 27.5). Adjusted basis = purchasePrice + improvements + purchaseClosingCosts − accumulatedDepreciation (land value stays in basis but never depreciates). Total gain = amountRealized − adjustedBasis; a gain of zero or less produces no tax. Unrecaptured §1250 gain = min(accumulatedDepreciation, totalGain), taxed federally at 25%. Long-term capital gain = totalGain − recapture, taxed at the entered LTCG rate. NIIT = 3.8% × totalGain when enabled. State tax = stateTaxRate × totalGain. Net proceeds = amountRealized − mortgagePayoff − totalTax; effective tax rate = totalTax ÷ totalGain.

Prorated rent calculator

Daily rate = monthlyRent ÷ daysInMonth. Remaining days = daysInMonth − moveInDay + 1 (inclusive: the move-in day counts as day one of occupancy). Prorated rent = dailyRate × remainingDays. Savings vs. full month = monthlyRent − proratedRent.

Airbnb vs long-term rental calculator

STR gross revenue = nightlyRate × (365 × occupancyPct). Cleaning revenue = cleaningFeePerStay × (bookedNights ÷ avgStayNights). Platform fee = strGrossRevenue × platformFeePct. STR net before management = strGrossRevenue + cleaningRevenue − platformFee. STR annual net = strNetBeforeMgmt × (1 − strManagementPct). LTR annual gross = ltrMonthlyRent × 12. LTR effective income = ltrAnnualGross × (1 − ltrVacancyPct). LTR annual net = ltrEffective × (1 − ltrManagementPct).

Cash-out refinance calculator

New loan amount = currentValue × (targetLtvPct ÷ 100). Cash-out proceeds = max(0, newLoanAmount − currentLoanBalance). Equity after refi = currentValue − newLoanAmount. New monthly payment uses the standard fully amortising formula: P × r ÷ (1 − (1 + r)^−n), where r = newRate ÷ 12 and n = newTermYears × 12. Annual debt service = monthlyPayment × 12. Annual cash flow = annualNOI − annualDebtService. DSCR = annualNOI ÷ annualDebtService.

Rental appreciation calculator

Total appreciation ($) = currentValue − purchasePrice. Total appreciation (%) = totalGain ÷ purchasePrice. CAGR = (currentValue ÷ purchasePrice)^(1 ÷ yearsHeld) − 1. Projections are calculated as currentValue × (1 + rate)^years for rates of 3%, 5%, 7% and the computed CAGR, all at a 10-year horizon.

Depreciation recapture calculator

Total taxable gain = accumulatedDepreciation + gainAboveRecapture. Federal §1250 recapture tax = accumulatedDepreciation × 0.25 (maximum unrecaptured §1250 rate). Federal LTCG tax = gainAboveRecapture × (ltcgRate ÷ 100). NIIT = totalGain × 0.038 when applyNiit = 1. State capital gains tax = totalGain × (stateTaxRate ÷ 100). Total estimated tax = recaptureTax + ltcgTax + niit + stateTax. Effective tax rate = totalTax ÷ totalGain.

Disclaimer

Results are estimates based on your inputs and the formulas above. They are provided for educational purposes only and are not financial, investment, tax or legal advice. Consult a qualified professional before making investment decisions.