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Free calculators & tools

9 free tools for landlords, real-estate investors, and small-business owners. No sign-up required. Not sure which you need? Describe your situation below.

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Rental & tenants

Prorated Rent Calculator

Work out what a tenant owes for a partial month at move-in or move-out, and compare the three daily-rate methods.

  • A tenant is moving in partway through the month
  • A tenant is moving out before month end
  • You need to explain a partial-month charge on an invoice
Open tool

Rent-to-Income Ratio Calculator

Check rent against gross income using both the 30% affordability guideline and the 3× income screen landlords apply.

  • You're screening a rental application
  • You want to know what rent an income supports
  • You need the income to qualify for a specific rent
Open tool

Cap Rate & GRM Calculator

Calculate cap rate, gross rent multiplier, and NOI for a rental — then value it against market comps and compare several properties side by side.

  • You're comparing several rentals and need one ranking
  • You want to know what a property's income is actually worth
  • A listing's cap rate looks too good and you want to check it
Open tool
Tax planning

Federal Tax Liability Estimator

Estimate your federal tax from wages and capital gains, with a clear bracket breakdown, effective rate, FICA, and NIIT.

  • You want to know roughly what you'll owe this year
  • You're planning the tax hit on a capital gain
  • You need to size a quarterly estimated payment
Open tool
Financing & deals

Mortgage Refinance Calculator

See the monthly payment change, the lifetime interest change, and how long until closing costs pay for themselves.

  • Rates dropped since you bought
  • A lender sent you a refinance offer to evaluate
  • You want a lower payment but not more total interest
Open tool

Real Estate Deal Analyzer

Analyze a flip or BRRRR deal end to end: project cost against after-repair value, hard-money cash needed, the takeout refinance, and rental cash flow.

  • You're evaluating a property to flip
  • You're running a BRRRR deal and need the refinance math
  • You want to know the real cash needed to close
Open tool

Cash-on-Cash Return Calculator

Measure a deal's return on the cash you actually invest, with gross margin and the annualized rate that makes a fast flip and a slow hold comparable.

  • You're comparing returns across several deals
  • You want to know what your invested cash actually earned
  • You're weighing a quick flip against a longer hold
Open tool

Seller Net Proceeds Calculator

Work out what a seller actually pockets after commissions, closing costs, prep, repairs, and mortgage payoff — agent sale vs. as-is cash offer.

  • You got a cash offer and want to compare it to listing
  • You want to know your take-home from a sale
  • You're deciding whether repairs before listing are worth it
Open tool
Entity structure

S-Corp vs Sole Prop Calculator

See how much an S corporation election could save on self-employment tax, and find the break-even point for your profit level.

  • You're self-employed and wondering if an S-Corp saves money
  • Your profit grew and you're revisiting your entity type
  • You need to sanity-check a reasonable salary split
Open tool

These calculators are educational and give directional estimates only. Tax, lending, and landlord-tenant rules vary by jurisdiction and change over time — verify anything you rely on with a CPA, lender, or attorney as appropriate.