Property Tools20 tools
Buying, renting out, taxing and selling. Twenty calculators for the biggest numbers you will ever sign for.
Property calculators for buyers and for landlords
Two very different people land on this page. One is buying a home and wants to know what they can afford and what closing actually costs. The other is buying a rental and wants to know whether the numbers work before the inspection. Both groups get lied to by calculators built as lead-generation forms, so everything here is free, shows its arithmetic, and keeps every figure you type on your own device.
If you are buying a place to live in, start with the home affordability calculator and the rent vs buy calculator, then price the money: the mortgage payment calculator, the down payment calculator and the closing costs estimator, which lists every line item so nothing arrives as a surprise at signing. If you are putting less than 20% down, the PMI calculator tells you what mortgage insurance costs and, more usefully, the exact month you can demand it stops.
If you are buying a rental, the rental property calculator is the one to open first: purchase, loan, income and expenses in, then cash flow, cap rate, cash-on-cash and a thirty-year projection out. Before that, the deal screener kills obvious losers in thirty seconds. After it, the cap rate and cash-on-cash tools isolate the two numbers that answer different questions, and the DSCR calculator tells you what a rental lender will actually underwrite.
For strategies with more moving parts there are dedicated tools: BRRRR for buy, rehab, rent, refinance, repeat, the house flip calculator with the 70% rule built in, the Airbnb calculator that compares short-term income against simply renting the same place long term, and the HELOC calculator for pulling equity out of what you already own.
The part most calculators skip entirely is tax, which is where a lot of the return actually lives. The depreciation calculator runs the IRS straight-line schedule over 27.5 years and shows the recapture waiting at sale, and the 1031 exchange calculator works out what you can defer, what boot makes taxable anyway, and both hard deadlines as real dates. When you do sell, the seller net proceeds calculator gets you to the wire amount.
Three more cover the numbers around a property you already own or share. The rental yield calculator gives the quick gross and net yield percentages, the property appreciation calculator projects value forward at a growth rate you choose, and the rent split calculator divides a shared rent fairly by room size or by income instead of by argument.
Everything here is arithmetic on assumptions you supply, not financial or tax advice, and every tool says so. Rates, rents and appreciation are yours to choose: set appreciation to zero and see whether a deal still works, because that is the honest test.