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    8 free real estate calculators

    Real estate calculators
    the numbers behind every deal.

    Returns, valuation and financing — every tool uses a standard, published formula (cap rate, cash-on-cash, DSCR and more) so you can size up a rental or a flip in seconds. No signup, no paywall. These are planning estimates, not financial advice.

    Returns & yield

    Cap Rate

    Find a property's capitalization rate from its price and net operating income.

    Cash-on-Cash

    See the annual return on the actual cash you put into a leveraged deal.

    Rental Yield

    Work out gross and net rental yield from value, rent and expenses.

    Valuation

    GRM

    Compare properties fast with the price-to-gross-rent multiplier.

    NOI

    Calculate net operating income from rent, vacancy and expenses.

    Price-to-Rent

    Decide whether an area favours buying or renting.

    Financing

    DSCR

    Check whether a property's income covers its debt for lenders.

    Fix & Flip

    Estimate net profit and ROI on a house flip after all costs.

    How a mortgage payment is built: the four parts of PITI

    A homeowner's monthly payment is rarely just the loan. Lenders think in PITI — principal, interest, taxes and insurance. Principal is the slice that pays down what you borrowed; interest is the lender's charge on the balance you still owe;

    taxes are the property taxes your county levies, usually collected monthly into an escrow account; and insurance covers hazard cover and, on smaller down payments, private mortgage insurance.

    Early in a loan, interest dominates and principal barely moves, so most of the payment is a cost rather than equity.

    Those same tax and insurance figures reappear on the investment side: in the NOI Calculator they sit inside operating expenses, and in the DSCR Calculator the principal-and-interest portion is the annual debt service.

    Understanding PITI is the first step to knowing what a home truly costs each month, before you weigh it against the rent on a comparable place.

    How investors read a rental: cap rate, NOI and cash-on-cash

    Investors judge a rental with a stack of ratios, and they build on each other.

    Start with the NOI Calculator: net operating income is rent, less a vacancy allowance, less operating expenses like taxes, insurance, management and repairs — but never the mortgage.

    Feed that NOI into the Cap Rate Calculator, which divides it by price to show the unleveraged return; roughly 5 to 6 percent is common in stable markets, with higher figures signalling more risk rather than a free lunch.

    Because cap rate ignores your loan, the Cash-on-Cash Return Calculator finishes the picture: it divides the yearly cash flow after the mortgage by the actual cash you invested — down payment, closing costs and rehab.

    Leverage is where two buyers at the same cap rate earn very different returns. The DSCR Calculator then checks the deal from the lender's side, confirming the income covers the debt with a cushion, commonly at least 1.25 times.

    When rent-vs-buy flips, and how the tools connect

    The buy-or-rent decision turns on the Price-to-Rent Ratio Calculator: a home price divided by a year of comparable rent.

    Below about 15 tends to favour buying, 16 to 20 is borderline, and 21 or higher tilts toward renting and investing the difference.

    The ratio flips as mortgage rates, taxes and how long you plan to stay change the true cost of ownership. A buyer moves from Price-to-Rent to a PITI estimate and closing-cost budget;

    an investor moves from the Gross Rent Multiplier for a fast screen, to cap rate and NOI, then to Cash-on-Cash Return and the Fix-and-Flip Profit Calculator for a project.

    Every result here uses standard, published real-estate formulas applied to the numbers you enter, and they are planning estimates, not financial advice.

    Actual rates, property taxes, insurance premiums and closing costs vary by lender, state and property — confirm the figures with your lender or agent before you commit.

    Frequently asked questions

    What does PITI include?

    PITI stands for principal, interest, taxes and insurance — the four parts of a typical mortgage payment. Principal reduces your loan balance, interest is the lender's charge, taxes are property taxes collected into escrow, and insurance covers hazard cover plus private mortgage insurance when your down payment is under 20 percent. HOA dues, where they apply, sit on top of PITI.

    What is a good cap rate for a rental property?

    There is no universal number. Prime property in a stable market often trades around 4 to 6 percent, because buyers accept lower income for safety and appreciation, while higher-risk or higher-vacancy areas may need 8 to 10 percent. A very high cap rate usually reflects more risk, not a bargain. Read it against local comparables and confirm the underlying NOI with realistic expenses.

    How much down payment do I need to buy a home?

    It depends on the loan. Conventional mortgages often start around 3 to 5 percent for owner-occupiers, and putting down less than 20 percent usually means paying private mortgage insurance. Government-backed loans can go lower, while investment properties typically require 20 to 25 percent or more. A larger down payment shrinks the loan, lowers the monthly payment and improves your DSCR on a rental.

    When does buying beat renting?

    Buying tends to win when you stay long enough to spread the upfront closing costs and to build equity as the loan amortises. The price-to-rent ratio is a quick guide: below about 15 favours buying, above 21 favours renting. But mortgage rates, property taxes, maintenance and expected price growth all move the break-even point, so run your own numbers over your likely time horizon.

    What is the difference between cap rate and cash-on-cash return?

    Cap rate is the property's unleveraged return — net operating income divided by price — as if you paid cash, so it lets you compare deals on equal footing. Cash-on-cash return divides the cash flow left after the mortgage by only the cash you actually invested, so it reflects your financing. Two buyers can hit the same cap rate yet earn very different cash-on-cash returns depending on their loan.