50 free tools · 10 investor toolkits · no signups
Real estate math without the spin.
50 free calculators, checklists, quizzes, and planners for home buyers, landlords, and rental investors. Written by investors with rental portfolios — the numbers work on real deals, not spreadsheet dreams.
No signups
Use everything instantly
Instant results
No waiting, no paywalls
PDF export
Save every deal analysis
Written by investors
30+ doors, real numbers
Most-used this month
Start here- Mortgage PaymentCalculate your monthly mortgage payment including principal, interest, taxes, and insurance. Adjustable term, rate, and down payment.
- BRRRR StrategyModel the full BRRRR cycle — acquisition, rehab, stabilized ARV, cash-out refinance, and the leftover capital you pull out to buy the next deal.
- Rent vs. BuyCompare renting to buying side by side. See the exact breakeven month where buying wins, total 10-year cost of each, and opportunity cost of the down payment.
- AnalyzerCash Flow AnalyzerPlug in rent, PITI, vacancy, CapEx reserves, and management — see whether a deal truly cash flows after every real expense, not just the Zillow math.
- QuizLandlord QuizTen honest questions that tell you whether you're actually ready to own a rental — reserves, tenant screening, vacancy tolerance, and the 3 a.m. toilet call.
- Cap RateCalculate a property's capitalization rate from net operating income and purchase price. See how your cap rate compares to local market benchmarks.
Valuation & Equity
What is it worth, and how much equity do I have?
- Home ValueEstimate a home's fair market value from recent comparable sales. Enter beds, baths, square footage, and comp prices to see a price per square foot estimate.
- Home EquityCalculate how much equity you have in your home right now — including the portion you can actually borrow against.
- Land ValueEstimate raw land value from comparable price per acre or lot size. Adjust for road access, utilities, and topography.
- Renovation ROISee the average resale return on common home improvements: kitchens, bathrooms, roofing, garage doors, and more.
Mortgage & Financing
Mortgages, refis, and every loan program that matters.
- Mortgage PaymentCalculate your monthly mortgage payment including principal, interest, taxes, and insurance. Adjustable term, rate, and down payment.
- Refinance SavingsSee exactly how much you'll save by refinancing to a lower rate, your break-even month, and total lifetime interest savings.
- Closing CostsEstimate your total closing costs — lender fees, title, taxes, prepaid escrow, and everything else the buyer owes at the table.
- Down PaymentSee how much to save for different down payment percentages, how long it will take at your savings rate, and whether you'll owe PMI.
- PMI CalculatorCalculate your monthly PMI, how long you'll pay it, and exactly when you can request removal at 20% equity.
- Amortization ScheduleGenerate a full month-by-month amortization schedule showing how every payment splits between principal and interest across the entire loan term.
- Biweekly PayoffSee exactly how many years biweekly payments chop off your mortgage and the total interest you save versus a standard monthly schedule.
- ARM vs. FixedCompare a 5/1 or 7/1 ARM against a 30-year fixed. See the payment difference during the teaser period and the worst-case monthly payment if rates reset at the cap.
- Cash-Out RefiCalculate how much tax-free cash you can pull out of your home with a cash-out refinance, your new monthly payment, and the true interest cost on the cash.
- HELOC PaymentModel interest-only draw-period payments and the fully amortized repayment phase on a home equity line of credit. Includes max line size based on CLTV.
- Reverse MortgageEstimate the lump sum, monthly payout, or line of credit you qualify for with a HECM reverse mortgage, and the equity remaining for your heirs.
- VA LoanCalculate a VA loan monthly payment with the funding fee rolled in, your eligibility entitlement, and the true cost vs. a conventional loan.
- FHA LoanCalculate an FHA mortgage payment including upfront MIP, annual MIP, and the point where refinancing out of FHA makes sense.
- USDA LoanCalculate a USDA Section 502 guaranteed loan payment with the 1% guarantee fee and 0.35% annual fee. Zero-down for eligible rural and suburban buyers.
Ownership Costs
What it actually costs to live in the house.
- Property TaxEstimate annual property tax based on your home value and state average millage rate. See monthly escrow impact too.
- Moving CostEstimate total moving cost — movers, truck rental, supplies, tips, and hidden fees — for both local and long-distance moves.
- HOA ImpactSee how HOA fees change your real monthly cost, affordability, and the effective price of the home you can afford.
- Home InsuranceEstimate your homeowner insurance premium based on home value, location, and coverage level.
- Interest Tax DeductionCalculate your 2026 mortgage interest deduction — standard deduction ($15K single/$30K MFJ), $10K SALT cap, $750K loan limit. See real federal tax savings.
Investment Property
Cap rate, cash-on-cash, BRRRR, flips, and STR income.
- Rental YieldCalculate gross yield, net yield, and monthly cash flow on a rental property. Accounts for vacancy, maintenance, taxes, and management.
- Flip ProfitCalculate expected profit on a house flip including purchase, rehab, holding costs, and selling costs. Plus the classic 70% rule check.
- Airbnb IncomeEstimate annual short-term rental income from your nightly rate, occupancy rate, and variable costs. See seasonality impact too.
- Investment PropertyCalculate cash-on-cash return, cap rate, and net operating income on any rental property.
- Vacancy ImpactQuantify how every 1% of vacancy eats into your rental cash flow and ROI. See the exact annual revenue loss from turnover and empty months.
- Cap RateCalculate a property's capitalization rate from net operating income and purchase price. See how your cap rate compares to local market benchmarks.
- Cash-on-CashCalculate the true return on the actual cash you invest in a rental — down payment plus closing plus rehab — against your annual pre-tax cash flow.
- 1031 ExchangeEstimate the capital gains tax you defer with a 1031 like-kind exchange, plus the minimum replacement property price to avoid boot.
- Foreclosure DealModel a foreclosure auction purchase — bid price, unpaid liens, redemption period risk, and projected profit after rehab and resale or rent.
- House HackingRun the numbers on a house hack — buy a 2–4 unit or a home with an ADU, rent the other units, and see your net monthly housing cost (often negative).
- BRRRR StrategyModel the full BRRRR cycle — acquisition, rehab, stabilized ARV, cash-out refinance, and the leftover capital you pull out to buy the next deal.
Qualifying & Agents
DTI, affordability, commissions, first-time buyer help.
- DTI CalculatorCalculate the front-end and back-end DTI ratios lenders actually use to qualify you for a mortgage.
- CommissionCalculate buyer and seller agent commissions on a home sale. Includes the new post-2024 buyer agent agreement math.
- Affordability by CityCompare housing affordability across US cities. Enter your income and see how far it goes in each metro.
- Rent vs. BuyCompare renting to buying side by side. See the exact breakeven month where buying wins, total 10-year cost of each, and opportunity cost of the down payment.
- First-Time BuyerSee the down payment assistance, tax credits, and lower mortgage insurance you qualify for as a first-time buyer and what it saves you at closing.
- Short SaleSee how much of a shortfall your lender will forgive in a short sale, the potential 1099-C tax liability, and your net proceeds (usually zero).
Investor Toolkit
Checklists, quizzes, planners, and comparisons. Not calculators — decision tools.
- QuizLandlord QuizTen honest questions that tell you whether you're actually ready to own a rental — reserves, tenant screening, vacancy tolerance, and the 3 a.m. toilet call.
- QuizStrategy QuizMatch your capital, time, risk tolerance, and market to the right strategy — BRRRR, buy-and-hold, house hack, flip, short-term rental, or syndication.
- ChecklistInspection ChecklistThe full walk-through checklist for a rental property purchase — roof, HVAC, plumbing, electrical, foundation, mold, and the hidden deal-killers most buyers miss.
- ChecklistLandlord ChecklistThe 40-step checklist for your first rental — LLC, insurance, lease, tenant screening, move-in inspection, and the paperwork the IRS wants.
- ChecklistClosing ChecklistThe closing-table checklist for rental investors — title, survey, estoppel, insurance binder, pro-rated rents, and the seller credits you're owed.
- ComparisonFlip vs. HoldSide-by-side comparison of fix-and-flip and buy-and-hold on the same $220K property — taxes, capital recycling, time commitment, and 10-year wealth.
- ComparisonSTR vs. LTRAirbnb vs. traditional rental: revenue, operating expenses, regulation risk, labor hours per month, and which one actually nets more cash.
- PlannerBRRRR Planner12-month BRRRR deal planner — acquisition, rehab scope, tenant placement, seasoning, and the exact week to call your refi lender.
- PlannerPortfolio PlannerYear-by-year rental portfolio plan — capital, acquisitions, cash-out refis, and the net worth trajectory of adding one door per year.
- AnalyzerCash Flow AnalyzerPlug in rent, PITI, vacancy, CapEx reserves, and management — see whether a deal truly cash flows after every real expense, not just the Zillow math.
Recommended partners
Tools real investors pay for
- Rocket Mortgage
Pre-approval in minutes. Lock your rate before you shop — rate locks expire, deals don't wait.
Get pre-approved → - Roofstock
Buy cash-flowing single-family rentals already tenanted. Deal underwriting and property manager built in.
Browse off-market rentals → - BiggerPockets Pro
Deal calculators, lease templates, and the largest REI community. Where most full-time investors learned the game.
Try Pro free →
We earn a commission if you sign up through these links, at no extra cost to you. We only list services we'd use on our own deals.
Real math. No spin.
These tools don't punt you to a mortgage broker after you hit calculate. We don't sell your data. We don't drop tracking pixels. Every calculator shows its work, and every checklist was written by someone who owns rentals.
For entertainment and education only — not financial, legal, or tax advice.