Real Estate
Calculators for real estate investors and small landlords, covering rent vs buy, cap rate, cash-on-cash return, and rental property depreciation schedules.
About these tools
Real estate investment math is straightforward once you know which formula belongs in which decision. The cluster here focuses on the investor side rather than the consumer-mortgage side, because mortgage calculators are already one of the most saturated niches on the web and the investor math gets much less coverage. Cap rate, cash-on-cash return, rental depreciation, and rent-versus-buy are the four calculations a small landlord or a first-time investor hits repeatedly, and each has a clean formula with named conventions behind it.
Every tool here cites the underlying source. Rental depreciation uses IRS Publication 527 and the MACRS 27.5-year straight-line method for residential rental property. Cap rate and NOI follow standard commercial real estate conventions documented by the Appraisal Institute and widely used in broker offering memoranda. Cash-on-cash return is a basic investor formula, not a regulatory one, and the tool calls that out. Rent vs buy is a present-value comparison using typical maintenance, tax, and appreciation defaults that can be overridden for a specific market.
These tools are references, not financial advice. A real investment decision involves market comparables, financing terms, tax brackets, and local regulations that a web calculator cannot fully capture. For a specific investment, work with a broker, a CPA, and a real estate attorney. What these tools are good for: quickly filtering whether a listing makes sense to pursue, sanity-checking a broker's pro forma, or projecting a tax year's depreciation deduction for budgeting.
All calculations run in your browser. Income figures, purchase prices, and ownership details never leave your device and are not stored. No signup, no email gate. Full data-handling detail is on the privacy policy page.
Cross-cluster tools that matter here: the quarterly estimated taxes calculator in the freelance cluster covers self-employment tax for investors who are also self-employed. For W-2 investors, the withholding estimator is the comparable take-home tool.
If a calculator you need is missing, send the scenario and the formula source via the contact page. Tools grounded in IRS publications or standard investor conventions get prioritized.
Tools
Cap Rate and NOI Calculator
Calculate net operating income and cap rate for a rental property from gross rent, vacancy, and operating expenses. Standard CRE valuation formula.
Cash-on-Cash Return Calculator
Calculate cash-on-cash return from annual cash flow and total cash invested. The standard leveraged-return metric for rental real estate deals.
DSCR and LTV Calculator for Investor Loans
Calculate debt service coverage ratio and loan-to-value for a rental property to check qualification against typical investor loan program thresholds.
House Flipping Calculator
Calculate flip project profit, ROI, and 70% rule pass/fail from purchase price, rehab budget, holding cost, and after-repair value. Standard BRRRR and flip math.
Rent vs Buy Calculator
Compare total cost of owning vs renting over a holding period, with local appreciation, property tax, maintenance, and net-of-equity adjustments.
Rental Property Depreciation Schedule
Year-by-year MACRS 27.5-year straight-line depreciation schedule for a residential rental property, with land value excluded from the depreciable basis.
Rental Property Pro Forma
Multi-year cash flow projection for a rental property with rent growth, opex inflation, vacancy, and debt service. Year-by-year NOI and cash flow table.
1031 Exchange Deadline Tracker
Calculate the 45-day identification and 180-day closing deadlines for a Section 1031 like-kind exchange from the relinquished property closing date.