The math behind rental deals, with the tools to run it. Calculators, fair market rent lookups, market reports, and guides. Nothing here requires an account.
Cap rate, BRRRR, cash-on-cash, mortgage, and more. Run the numbers on any deal in a few seconds.
Estimate monthly cash flow, cap rate, and cash-on-cash return for any rental property.
Calculate monthly mortgage payments, total interest, and amortization for rental properties.
Calculate the capitalization rate to compare investment properties.
Apply the 1% rule to quickly screen rental property deals.
Estimate profit, ROI, and total costs for a house flip.
Calculate your maximum allowable offer using the 70% rule.
Measure the annual return on your actual cash invested in a property.
Model a buy, rehab, rent, refinance, repeat deal from purchase through refinance.
Find out how much rent you can comfortably afford based on your income.
Drop any calculator into your blog or property page. One line of code.
Pull real numbers by zip code. No login.
How to find rental comps. How to set rent. What fair market rent actually means. Written for people who own and run rentals, not academics.
What rental comps actually are, what makes one good or weak, and how to use them to price a rental without guessing.
What HUD's fair market rent actually means, how it ties into Section 8, and when it should change how you price a rental.
A step-by-step approach to pricing a rental so it fills fast and doesn't leave money on the table.
What rent-to-value is, how to calculate it in your head, and why investors lean on it as a first-pass screen for rental deals.
The numbers to look at before you buy in a new market, and what they actually tell you about whether it's worth the bet.
City-level rent data for major US metros. Median rents by zip code, trends over time, days on market. Updated monthly from active listings.
The 2022 peaks are gone. New construction has handed pricing power back to renters, and pricing against memory instead of comps is the fastest way to sit empty.
No state income tax, strong job growth, and rents that vary dramatically by neighborhood. Half the city moved here for the bachelorette weekends and never left. The other half works in healthcare. Both groups pay rent.
Massive metro, massive rent variation. Corporate relocations keep demand strong, but developers saw the same opportunity you did. New supply is real and it's not slowing down. Price on what's leasing, not what's listed.
Most affordable major metro in Texas and famously the city with no zoning. Your rental comp could be sandwiched between a strip mall, a church, and a bar. Neighborhood-level rent data matters more here than almost anywhere.
Three military installations give San Antonio a demand floor that doesn't disappear in downturns. More affordable than Austin, less volatile than Dallas, and consistently overlooked by investors chasing trendier markets. Their loss.
One of the most popular markets for rental investors for a reason: landlord-friendly laws, strong population growth, and a lot of California money following the Californians east. Institutions are active here. Know what you're bidding against.
Educated renter base, high demand, and tenants who are price-sensitive because everything else already costs a fortune. Overprice by $100 and they'll move to Colorado Springs and tell everyone they made a lifestyle choice.
Biggest rental market in the Southeast and one of the widest rent spreads in the country. A 2-bedroom in Buckhead and a 2-bedroom in College Park might as well be in different cities. The zip code makes or breaks the investment.
Second-largest banking center in the US. Sounds boring until you remember bankers need apartments. Corporate employment keeps demand strong, but developers have noticed and new construction is real. Worth tracking before you buy.
Research Triangle tech and healthcare jobs keep vacancy low and demand consistent. One of the more recession-resistant rental markets in the country. People with stable jobs in growing industries make reliable tenants.
No state income tax and strong migration make the top-line numbers look great. Then you see the insurance quote and the flood zone map. Factor those into your underwriting or learn it the hard way.
Everyone thinks Orlando is just theme parks. It's theme parks plus a massive year-round workforce that needs housing every day of the year. Tourism employment creates constant rental demand, not just seasonal spikes.
Most affordable major city in Florida and the largest by land area in the lower 48. Rent in one zip code tells you nothing about the next. City-wide averages are useless here. Neighborhood-level comps are the only way to price anything.
One of the best cash flow markets in the country. Low entry points, solid rents relative to price, and institutions haven't fully discovered it yet. Enjoy it while it lasts.
Ohio State was already keeping vacancy low. Then Intel announced a $20 billion fab nearby and a growing tech scene showed up. Strongest growth story in the Midwest right now, and the rental data reflects it.
Mountains on one side, lake on the other. Physically nowhere left to build. The supply constraint isn't cyclical, it's geological. About as bullish a long-term thesis as you'll find for a rental market.
No state income tax and one of the highest renter shares of any major metro. Half the city rents, California migration keeps demand strong, and the house always wins. Especially if you own it.
Weather, military demand, and biotech money keep rents high and vacancy low. The California landlord-tenant law book is the catch. Read it before you set rent, not after your tenant does.
More Fortune 500 headquarters per capita than almost anywhere in the country. Everyone complains about the winters but nobody leaves. Corporate employment keeps rental demand steady year-round.
Great rent-to-price ratios and a rental market split across two states. Missouri side, Kansas side, different landlord-tenant laws, different tax structures, same metro. Pick your side carefully.
Third-largest city in the country with a huge, diverse rental market. Strong demand across dozens of distinct neighborhoods. But Cook County property taxes are no joke. The rent number is only half your underwriting.
Enormous rental market with relentless demand and relentless regulations. Rent control, just-cause eviction, relocation fees. LA has all of it. Everyone still wants to live here, which is the only reason the math works despite the state doing everything it can to make it not.
Largest rental market in the country by a wide margin. The regulations have regulations, and compliance costs are real. But 8 million people stacked on an island and its boroughs means demand is the one thing you never worry about.
No state income tax and half of New York's five-year plan. International money, Northeast transplants, and Latin American wealth have turned Miami into one of the most competitive rental markets in the country. Rent estimates move fast here. Last quarter's data is already stale.
Tech money drives high rents. Washington keeps adding tenant protections to balance it out. No state income tax keeps investors interested. The rain keeps everyone complaining but not leaving.
Oregon has statewide rent control with a hard cap on annual increases. Understanding the cap is non-negotiable if you own here. Your tenants know the number.
Large, affordable East Coast market with strong rental demand from healthcare and universities. Great fundamentals on paper. Nobody warns you about the Philly wage tax until it shows up in your pro forma. Factor it in early.
Government and lobbying create rental demand that doesn't care about recessions. Federal employees don't get laid off in downturns, they get promoted. Strong tenant protections though, so know the rules.
Universities and hospitals run this city and create constant demand in one of the most supply-constrained markets in the country. Vacancy is a myth here. So are affordable rents. That's your upside as a landlord.
Entry prices that look like typos and fundamentals that are improving. The comeback story is real this time. Healthcare, tech, and automotive are driving it. Property selection matters more in Detroit than almost anywhere. A few blocks in the wrong direction changes everything.
Heart of Silicon Valley, some of the highest rents in the country. A 1-bedroom here costs more than a Midwest mortgage. Tech jobs and constrained supply keep the market painfully tight. California's regulations make sure you earn every dollar.
Bay Area workers figured out they could live here for a third of the price and either commute or work remote. That spillover changed Sacramento. Way more demand than five years ago, and it isn't going back. The California landlord regulations still apply though. Of course they do.
City and county are separate governments in St. Louis. Different tax rates, different tenant laws, different everything. Once you sort that out, it's an affordable cash flow market with solid rent-to-price ratios. The learning curve is steeper than most.
Former steel city that traded blast furnaces for hospitals and tech campuses. Healthcare workers and software engineers make better tenants than steel workers ever did. Affordable entry points, steady demand from major employers and universities.
Multiple Fortune 500 employers and neighborhoods at wildly different stages of gentrification, sometimes on the same street. Affordable Midwest market where being off by two blocks is the difference between cash flow and a headache.
Deep cash flow market with entry prices that will surprise you. Healthcare is the anchor, and the Cleveland Clinic alone is a rental demand engine. Not glamorous, but the cap rates don't need to be.
FedEx's hometown and a favorite for out-of-state investors buying sight unseen. No state income tax, logistics-driven economy, entry prices that pencil. Know the specific neighborhood. Plenty of deals that look good on a spreadsheet don't look as good in person.
Affordable entry, solid cash flow, healthcare-driven economy, and one of the most landlord-friendly regulatory environments in the country. Alabama keeps the rules simple and the barrier to entry low. Hard to argue with that combination.
Healthcare employment, bourbon tourism, affordable entry, and a Derby that makes more money in two minutes than most festivals make in a year. Steady mid-market city that delivers solid rental returns without the headlines.
Close enough to DC to catch the spillover, far enough to keep rents reasonable. State capital with growing healthcare and finance employment. The sweet spot between DC prices and Southern affordability.
Californians and PNW transplants drove rents up fast, then the market cooled and everyone wrote it off. The migration that drove the run-up didn't reverse. Demand is still real, and Idaho is one of the most landlord-friendly states in the country.
Premium rents downtown where the tourists are, investor-friendly prices in North Charleston where the workers live. Military and tourism keep demand consistent, and South Carolina stays landlord-friendly.
Phoenix's more affordable neighbor with University of Arizona demand and a growing defense sector. Same landlord-friendly Arizona laws, lower entry price, less investor competition. The second city is often the better buy.
Remote workers from Seattle and Portland discovered Spokane during COVID and forgot to leave. Still meaningfully cheaper than both, with real rental demand behind the growth instead of just pandemic noise.
University of Tennessee fills the apartments and Oak Ridge National Lab fills them with people who have security clearances. No state income tax, affordable entry, solid fundamentals without the hype.
The tourism dollars are obvious. The long-term rental math is what most investors overlook. Short-term vs long-term strategy dramatically affects returns here, and the city has opinions about which one you pick.
One of the fastest-growing small cities in the country and it isn't hard to see why. Manufacturing jobs, healthcare, low cost of living, and a downtown that punches well above its weight. People keep showing up and they're staying.
Stable Midwest market with a diversified economy, consistent demand, and Warren Buffett's stamp of approval. The rent-to-price ratios are the kind of sensible that value investors appreciate.
Had gigabit internet before most cities knew what that meant, and it attracted the remote workers and small tech companies you'd expect. No state income tax, affordable entry, growing rental market in a small-city package.
All the Colorado lifestyle draws at a fraction of Denver's price tag. A massive military presence creates a baseline of rental demand, and everyone priced out of Denver is looking south. They aren't going back.
Some of the highest rents in the country and tenant protections that could fill a law school textbook. The regulations are intense, compliance costs are real, and people still line up to live here anyway. Understand both sides of that equation before you buy.
Affordable entry points and strong healthcare employment anchored by Johns Hopkins. Neighborhood selection isn't just important here, it's the whole game. Two blocks in the wrong direction changes everything about your rental comps.
The better half of DFW, and Fort Worth people will tell you that. Its own economy, its own identity, and rental prices without the Dallas premium. Often overlooked, usually a mistake.
Landlord-friendly state, affordable entry, and steady demand from energy, military, and healthcare. Not the flashiest rental market in the country. The cash flow doesn't need to be.
Affordable Midwest city with solid manufacturing and healthcare employment. Close enough to Chicago to catch some spillover demand, far enough to skip the Cook County tax bill. Not nothing.
NASA, defense contractors, and the Army. Huntsville's renter base has security clearances and steady paychecks. One of the fastest-growing cities in the South, with rental demand that doesn't disappear in a downturn.
State capital, University of South Carolina, and Fort Jackson. Three stable demand drivers that don't correlate with each other. When one's slow, the others aren't. Affordable market with built-in diversification.
Tesla's Gigafactory rewrote Reno's employment landscape practically overnight. No state income tax, a growing logistics sector, and a city that went from "small Tahoe town" to "actual metro" faster than most people realized.
Duke University and Research Triangle biotech keep Durham tight with well-paid renters who aren't going anywhere. Low vacancy, high demand, tenants with advanced degrees and the paychecks to match.
Tourism and hospitality drive constant rental demand, but STR regulations have reshuffled the deck. The city has gotten aggressive about enforcement. Know where you can and can't operate before you buy.
Naval Station Norfolk is the largest naval base in the world. That's your tenant pipeline. Military rental demand here is about as consistent and predictable as it gets anywhere in the country.
The Michigan city that's growing. Detroit gets the headlines, but Grand Rapids quietly built a diversified economy around healthcare, manufacturing, and a quality of life that keeps people around. Entry points still make sense.
The Inland Empire. Where LA and Orange County workers go when they can't afford the coast anymore. Someone else's affordability crisis is your rental demand. The math works, and you still get all the California regulations free of charge.
Wright-Patterson Air Force Base is the economic engine that keeps Dayton running. Affordable cash flow market. Just make sure you're buying in the neighborhoods that benefit from the base, not the ones that don't.
Most affordable major city in California, which is admittedly a low bar. Agriculture drives the economy. The renter population is large. Nobody's moving here for the Instagram, but the numbers work. You still get California's full regulatory experience whether you asked for it or not.