The Rental Wire / Tools & guides
Rental property tools, calculators & landlord templates
Compare rent benchmarks, work through a purchase or keep rental records. Free tools, spreadsheets and printable reports.
Analyze a rental property
Enter the price, rent, financing and expenses to see cash flow, upfront cash and mortgage equity. Free, with no account needed.
Open property analyzerEvaluate a property
Work through one part of a purchase before putting the full deal together.
Break-even rent
Find the rent needed to cover expenses, reserves and your cash-flow target.
CalculatorCash to close
Separate the settlement payment from repairs and money kept in reserve.
CalculatorDSCR & loan coverage
Compare rent with the loan payment, then check cash after operating costs.
CalculatorHouse hacking
Estimate your housing cost while living in one unit and renting the others.
Free spreadsheetRental analysis spreadsheet
Download the Excel workbook or open the original Google Sheet.
Work out the price and financing
Set a target or compare loan choices, then carry your inputs into the full property analyzer.
Maximum offer price
Find the purchase price that meets your first-year cash-on-cash return target.
CalculatorDown payment for cash flow
Find the down payment needed for your monthly cash-flow target, subject to your lender minimum.
CalculatorCash versus mortgage
Compare upfront cash, monthly cash flow and first-year return using the same property.
CalculatorMortgage points
Weigh the upfront cost of a lower rate against payment savings and the remaining loan balance.
CalculatorPrice & interest-rate comparison
Compare mortgage payments and rental cash flow across purchase prices and note rates.
Plan operating costs
Budget for the costs that are easy to miss in a listing.
Maintenance budget
Turn routine service, seasonal work and repair allowances into a monthly budget.
CalculatorManagement fee comparison
Compare two quotes including minimums, leasing, renewals and markups.
CalculatorCapEx replacement reserve
Plan savings for the roof, HVAC and other major replacements.
CalculatorTenant turnover
Compare renewing a tenant with vacancy, make-ready costs and new rent.
Compare rental markets
HUD rent benchmarks and Census rental-household data, with ZIP comparisons and downloadable tables.
Rent by market
Explore 50 markets, compare rents side by side and test a property using your own costs.
ZIP rent dataRent by ZIP code
Bedroom schedules, local comparisons and rental-housing estimates for 50 ZIPs.
Research & dataFY2027 rent changes
Compare FY2027 HUD rent benchmarks across 50 markets. Includes charts and downloadable data.
Landlord templates & records
Create, print and download rental records. No account needed.
Rent roll
Summarize rent, occupancy, deposits and lease dates across your units.
Browser / Excel / PDFRental income & expenses
Build a 12-month cash statement with NOI, debt payments and capital costs kept separate.
Browser / Excel / PDFRehab budget
Itemize labor, materials and contingency, then carry the total into a property analysis.
PDF / WordInspection checklist
Customize a move-in, move-out or routine inspection and condition report.
PDF / TextTenant welcome packet
Put contacts, utilities, payments and move-in details in one editable handout.
PDF / CSVRent ledger & statement
Record charges and payments, track the balance and print a tenant statement.
Understand the numbers
Formulas and examples for rental income, returns and financing.