Free real estate investment calculators

Prove the deal before you own it.

Choose the question you need to answer. Adjust the assumptions, see the math, and save an analysis when you are ready. Every calculator is free to use.

What should I offer?

Market Negotiation Plan

Turn your ceiling and the market's own conditions into an opening offer, counter plan, and walk-away price, without crossing your own economics.

Build a plan → Where should I buy?

Market Explorer

Screen 5,233 U.S. cities and 33,659 ZIP Codes on cash flow, growth, and stability before you underwrite a single property.

Explore markets → What happens after I buy?

Deal Simulator

Acquire one property, advance time month by month, and watch cash flow, reserves, debt, equity and net worth move together, before any real money is at stake.

Play it out →

Can I afford this?

What a purchase costs to get into, and to hold every month

AffordabilitySee how much home your income and debt actually support. Mortgage PaymentGet the real monthly payment and the payoff curve. Closing CostsBudget the cash you will need to close. Rent vs BuyCompare the true all-in cost of renting versus buying.

Will the rent cover it?

Whether the income a property collects clears its costs and justifies its price

Cash Flow & DSCRDecide whether a rental's cash flow and DSCR clear your bar. Cap RateJudge whether the asking price is justified by NOI. STR / Airbnb IncomeTurn nightly rate and occupancy into net income, compared with a long-term lease.

Will the renovation pay off?

Deals where you buy, fix, and the profit arrives at the end

Max Offer (70% Rule)Set the most you can pay on a flip, from ARV minus repairs. Fix & Flip ROICheck a flip's net profit after every cost, not just the 70% rule. BRRRRSee cash left in the deal after the refinance.

What about the loan I already have?

Refinancing, paying down early, and dropping mortgage insurance

Refinance Break-EvenFind out when a refinance actually pays for itself. Mortgage PayoffSee what extra payments save in time and interest. PMI RemovalKnow the exact date PMI should end, and what it costs until then.

What do I keep when I sell?

Proceeds, the closing split, and deferring the gain into the next property

Seller Net SheetSee what a seller actually walks away with. Tax ProrationSplit the property tax bill correctly at closing. 1031 ExchangeWork out deferred gain, boot, and basis on a like-kind exchange.

Where does this get me long term?

Compounding past a single transaction, and the properties you already own

Investment GrowthSee what consistent contributions become over time. RetirementFind out when your savings and contributions reach your number. Property TrackerTrack equity, cash flow, and return for properties you already own; free with an account.