Real Estate Calculators — Free Investment Property Tools (2026)
Analyze rental properties, evaluate cap rates, calculate rental yield, and model real cash-on-cash returns before you buy. All three core investment metrics — cap rate, rental yield, and cash-on-cash return — in one free toolkit built for the US real estate market in 2026.
All Real Estate Calculators
12 free tools — from quick property screening to full investment analysis.
How Much House Can I Afford
Calculate maximum home price and monthly PITI payments using Conservative, Conventional, and FHA DTI caps.
Calculate →Investment Property Closing Costs
Estimate investor lender points, DSCR reserves, appraisals with 1007 rent comp schedules, and cash to close.
Calculate →Cap Rate Calculator
Calculate NOI / property value. Benchmark your deal against 2026 market averages.
Calculate →Rental Yield Calculator
Gross & net rental yield with expense breakdown. Compare against US city benchmarks.
Calculate →Cash-on-Cash Return Calculator
Full mortgage amortization, NOI waterfall, CoC vs cap rate. The definitive leveraged return metric.
Calculate →Mortgage Calculator
Monthly P+I payment, total interest, and year-by-year amortization schedule for any US home loan.
Calculate →Cash Flow Calculator
Monthly and annual net cash flow after mortgage, tax, insurance, maintenance, and vacancy.
Calculate →Real Estate ROI Calculator
Total return including cash flow, appreciation, and principal paydown over your hold period.
Calculate →Rental Property Calculator
Full investment analysis — cap rate, CoC return, gross yield, NOI, and cash flow all at once.
Calculate →Closing Cost Calculator
Estimate total buyer closing costs — lender fees, title, escrow, prepaids, and cash to close.
Calculate →Home Inspection Cost Calculator
Estimate inspection costs by square footage, age, and add-on specialty tests (radon, sewer, mold).
Calculate →Down Payment Calculator
Compare 3.5%, 5%, 10%, 20% down options side-by-side. See PMI cost and time to save.
Calculate →DSCR Calculator
Debt Service Coverage Ratio — check if your property qualifies for a DSCR loan (min 1.25).
Calculate →Rent vs Buy Calculator
True 5, 10, 20, 30-year cost comparison — mortgage, equity, appreciation, and opportunity cost.
Calculate →1031 Exchange Calculator
Capital gains deferred vs owed, boot amount, and minimum replacement property value.
Calculate →Seller Closing Cost Calculator
Estimate seller net proceeds, agent commissions, transfer taxes, title splits, and payoff deductions.
Calculate Net →State Closing Cost Calculators & Local Transfer Tax Tools (2026)
Closing costs vary dramatically by state due to county transfer taxes, attorney requirements, and local recording fees. Select your state for local rates, county breakdown, and free downloadable PDF closing checklists:
Ohio Closing Cost Calculator
88 counties conveyance fee ($1–$4 per $1K), county transfer tax, title insurance, and free printable PDF checklist.
Calculate Ohio Costs →California Closing Cost Calculator
County documentary transfer tax ($1.10 per $1,000) plus city mansion taxes (LA Measure ULA, SF, Berkeley) & escrow splits.
Calculate California Costs →Texas Closing Cost Calculator
Zero state transfer tax, TDI promulgated title rates, escrow reserves, and Texas property tax proration.
Calculate Texas Costs →Florida Closing Cost Calculator
Doc stamp tax on deeds ($0.70/100), note tax ($0.35/100), intangible tax (2 mills), and hurricane insurance reserves.
Calculate Florida Costs →New York Closing Cost Calculator
NYC & NYS transfer taxes, Mansion Tax tiers ($1M–$25M+), Mortgage Recording Tax, and co-op vs condo breakdown.
Calculate New York Costs →Pennsylvania Closing Cost Calculator
PA 1% state + municipal transfer taxes (4.278% in Philadelphia), 50/50 customary split, and TIRBOP title insurance rates.
Calculate Pennsylvania Costs →New Jersey Closing Cost Calculator
NJ Realty Transfer Fee (RTF) sliding scale, 1.00% NJ Mansion Tax ($1M+ purchases), and 3-day attorney review breakdown.
Calculate New Jersey Costs →Illinois & Chicago Closing Cost Calculator
City of Chicago $5.25/$500 transfer tax ($3.75 buyer / $1.50 seller split), Cook County in-arrears tax prorations, and title fees.
Calculate Illinois Costs →Georgia Closing Cost Calculator
GA Intangible Recording Tax ($1.50 per $500 of loan), State Real Estate Transfer Tax ($1 per $1k), and attorney fees.
Calculate Georgia Costs →North Carolina Closing Cost Calculator
NC Real Estate Excise Stamp Tax ($2.00 per $1,000), Due Diligence fee accounting, and mandatory closing attorney fees.
Calculate NC Costs →The Three Core Real Estate Investment Metrics
Every US rental property should be evaluated with all three metrics before purchase. They answer different questions and together give you the full picture.
Cap Rate
Unlevered return — measures NOI relative to full property value. Financing-independent. Use it to compare properties across markets regardless of how they're financed.
NOI / Property Value × 100
Calculate Cap Rate →
Rental Yield
Income relative to property value. Gross yield ignores expenses; net yield includes them all. Use it to screen markets — Cleveland 11.3%, US avg 6.71%, NYC 3–4%.
Annual Rent / Property Value × 100
Calculate Rental Yield →
Cash-on-Cash Return
Levered return — measures annual after-mortgage cash flow relative only to your cash invested. The definitive metric for evaluating a specific deal with your financing.
Cash Flow / Cash Invested × 100
Calculate Cash-on-Cash Return →
BRRRR Strategy Engine
Buy, Rehab, Rent, Refinance, Repeat. Calculate cash-out refi proceeds, capital recycled %, cash left in deal, and infinite cash-on-cash return.
Recycled % = Refi Cash / All-In Capital × 100
Calculate BRRRR Deal →
2026 US Rental Market Snapshot
These benchmark figures help you quickly assess whether a property's numbers are competitive for its market.
Source: Global Property Guide Q2 2026 · CoC estimates assume 20% down, 7.25% rate, standard expenses.
What Is Capitalization Rate — and Why Does It Matter?
The capitalization rate (cap rate) is the most widely used metric for quickly evaluating a real estate investment. It answers a simple question: if you paid all cash, what annual return would this property produce?
Cap Rate = Net Operating Income (NOI) A Current Property Value
A property generating $48,000 NOI purchased for $600,000 has a cap rate of 8%. In most US markets in 2026, residential multifamily properties trade between 4%–7%, while commercial and industrial assets can exceed 8%–10%.
Cap Rate vs. Cash-on-Cash Return
Cap rate ignores financing — it's an all-cash metric. Cash-on-cash return factors in your actual mortgage payments and measures return on the cash you personally invested. A deal can have a 6% cap rate and a 10% cash-on-cash return if it's well-leveraged — or a 6% cap rate and a 3% cash-on-cash return if financing is expensive. Always run both numbers.
How Interest Rates Affect Cap Rates
When borrowing costs rise (as they have since 2022), buyers demand higher cap rates to maintain a positive spread over their mortgage rate. In 2026, with 30-year commercial rates around 7%–8%, many markets have seen cap rate expansion of 1–2 percentage points from their 2021 lows. Use the Cap Rate Calculator to see how a shift in asking price affects your deal's yield.
Investment Property Analysis Checklist
Before making an offer, run through these five numbers:
- Gross Rent Multiplier (GRM). Divide the purchase price by annual gross rent. A GRM under 10 is generally favorable in most US markets — quick to calculate, good for initial screening.
- Net Operating Income (NOI). Gross rent minus vacancy allowance (5%–10%) minus operating expenses (taxes, insurance, management, maintenance). This is the number that feeds your cap rate calculation.
- Cap Rate. Use our Cap Rate Calculator to benchmark this deal against comparable sales in the area. A cap rate below the risk-free rate (US 10-year Treasury) is a red flag.
- Debt Service Coverage Ratio (DSCR). Lenders want your NOI to be at least 1.25× your annual mortgage payments. Below 1.0× means the property can't cover its own debt — most commercial lenders won't finance it.
- Exit strategy. Model the resale at 3, 5, and 10 years using realistic cap rate assumptions. Small cap rate changes at exit have an outsized effect on your total return — especially in the current rate environment.