Real estate investing tools

Free calculators for rental property and deals — cap rate, cash-on-cash, BRRRR, the 1% rule, and whether a property actually cash-flows. (For your own home, see the Home tools.)

21 resources

Calculator 15 vs 30-Year Mortgage: What If You Invested the Difference? Compare the interest saved on a 15-year mortgage against what happens when you invest the lower monthly payment difference on a 30-year — the decision most mortgage calculators oversimplify. Open → Calculator 20% Down vs 3.5% Down: Invest the Difference? Compare putting 20% down (no PMI, lower loan) against 3.5% down (PMI + higher interest) while investing the saved down payment. See which builds more wealth at your horizon. Open → Calculator ARM vs Fixed-Rate Mortgage Risk Calculator See your ARM teaser savings — then see what your payment becomes at the first adjustment cap and worst-case lifetime cap. Know your real tail risk before you sign. Open → Calculator Cash-Out Refinance True Cost Calculator A cash-out refi gives you a lump sum but restarts your amortization clock on a larger balance. See the real interest cost of tapping your equity vs investing it elsewhere. Open → Calculator Down Payment Save Time: Rent Longer vs Buy Now With PMI Compare the true cost of waiting to save a 20% down payment against buying now with 3.5–5% down and paying PMI — including the price appreciation risk of waiting. Open → Calculator Home Appreciation vs Renting and Investing: Honest Comparison Did your home outperform renting and investing the down payment? Enter your real numbers and see which path built more wealth — the question most homeowners never ask. Open → Calculator House Hack Break-Even Calculator Rent out a unit or room and see how much your effective mortgage drops, how fast the home pays itself off, and what the strategy costs if rental income stops. Open → Calculator Landlord Tax Benefit Estimator: Depreciation + Deductions Calculate your annual rental property tax deductions — depreciation, mortgage interest, and operating expenses — and see how much tax you save under IRS passive activity rules. Open → Calculator Mortgage Rate Purchasing Power Calculator See exactly how many dollars of home you lose for every 1% rise in mortgage rates — given a fixed monthly budget, what loan can you actually afford at each rate? Open → Calculator Pay Off Mortgage Early vs Invest the Difference An honest after-tax comparison: does extra principal save more than investing that same cash? Accounts for the mortgage interest deduction and capital gains tax. Open → Calculator PMI Removal: How Extra Principal Payments Kill PMI Faster See exactly how many months of PMI you eliminate by adding extra principal each month — and how much PMI cash you save before the Homeowners Protection Act cancels it. Open → Calculator Real Affordability Calculator: PITI Plus Life The bank approves you for a number that ignores child care, retirement, and groceries. This calculator shows what you actually keep — and whether the mortgage fits your real life. Open → Calculator Refinance + Discount Points Breakeven Calculator Find how many months it takes to recoup closing costs and any discount points you buy — then see net lifetime savings at your planned stay horizon. Open → Calculator Rent vs Buy: True Opportunity-Cost Breakeven See whether buying or renting wins once you count the down payment invested in the market — the number most rent-vs-buy calculators hide. Open → Calculator Rental Property 1% Rule Reality Check The 1% rule is a quick screen, not a business plan. Enter real vacancy, management, maintenance, and tax costs to see the true cap rate and cash-on-cash return. Open → Calculator Rental Property Cash Flow Pro Forma (Multi-Year) Model annual cash flow, total return, and equity at sale over your full hold period — the landlord spreadsheet most investors build once and never share. Open → Calculator Tap Home Equity: HELOC vs Sell Now and Invest Should you borrow against your equity via HELOC or sell and put the proceeds to work? Compare net wealth both ways at your target horizon. Open → Calculator True Cost of Upgrading to a Larger Home Selling and buying up sounds like equity recycling. This calculator adds selling costs, new loan reset, and rising payments to show what the upgrade actually costs over your horizon. Open → Guide How Much House Can I Really Afford? (Not the Bank's Number) Lenders approve you for the maximum you can technically repay — not the amount that keeps your life intact. Here is the real affordability math and a worked example. Open → Guide Rent vs Buy: The Honest Math Nobody Shows You (Including Opportunity Cost) Most rent-vs-buy comparisons ignore the biggest number: what your down payment would have earned invested. Here is the full math, with a worked example. Open → Guide Should I Pay Off My Mortgage Early or Invest the Difference? A guaranteed return equal to your mortgage rate versus an uncertain-but-higher market return. Here is the honest math, the tax angle, and a worked example. Open →