# The Rental Wire

> Rental property analysis and planning tools for landlords and people evaluating single-family rentals or small rental properties.

The free property analyzer estimates upfront cash, cash flow after financing and reserves, cash-on-cash return, and equity from mortgage principal paydown. Users supply the price, rent, financing, expenses and growth assumptions. Optional free panels estimate U.S. income tax after mortgage interest and building depreciation, and before-tax holding-period returns with appreciation, selling costs and reserves. Core analysis requires no account or credit card.

Rental Wire Plus costs $10 USD per month. It adds up to 100 saved analyses or offer scenarios, comparisons of up to four, annual rent-growth tables, downside and financing comparisons, purchase-price targets for a monthly cash-flow goal, and a federal regular-versus-bonus depreciation comparison using user-supplied cost-segregation allocations. The tax comparison includes usable losses, category-specific sale recapture and discounted cash benefit. Paid features require an account and active subscription.

Results are planning estimates based on user inputs. The core results are before tax. The optional tax estimate assumes a January purchase of a fully rented U.S. residential property, with editable deductions and loss treatment. Free sale proceeds and holding-period IRR remain before tax. Plus has a separate simplified federal sale-tax comparison, assuming a full taxable sale after 2–30 years. Refinancing, state tax in the advanced comparison, 1031 exchanges and automatic tax-eligibility determinations are not modeled. The site does not supply property listings, market rent estimates, appraisals or loan approvals.

Six supporting calculators expose optional WebMCP tools through document.modelContext in compatible browsers. These tools update visible form inputs and calculate results. They do not save analyses, purchase subscriptions or submit data externally. The site has no public MCP server endpoint.

## Analyze a rental property

- [Free property analyzer](https://therentalwire.com/rental_property_calculator.html): Main starting point for a property analysis.
- [Plus features and example](https://therentalwire.com/rental_property_calculator.html#plus-offer): Paid scenario tables, saved properties, comparisons and price targets.

## Free planning tools

- [Break-even rent](https://therentalwire.com/break_even_rent_calculator.html): Rent needed to cover costs and reserves or meet a cash-flow target.
- [Cash to close](https://therentalwire.com/rental_property_cash_to_close_calculator.html): Settlement payment, repairs and cash kept in reserve.
- [Capital replacement reserve](https://therentalwire.com/rental_property_capex_calculator.html): Savings for major replacements based on cost, remaining life and amounts already saved.
- [Rental property DSCR](https://therentalwire.com/rental_property_dscr_calculator.html): Rent-to-PITIA coverage and operating cash after debt and reserves.
- [Tenant turnover cost](https://therentalwire.com/tenant_turnover_cost_calculator.html): Renewal compared with finding a new tenant over a chosen period.
- [House hacking](https://therentalwire.com/house_hacking_calculator.html): Monthly housing cost while living in one unit and cash flow when all units are rented.
- [Inspection checklist builder](https://therentalwire.com/blog/landlord_inspection_checklist.html): Customize a rental inspection checklist or condition report; print, save PDF or download an editable Word file. Entries stay in the browser unless the user downloads them.

## Optional

- [Terms and privacy](https://therentalwire.com/calculator_terms.html): Scope, limitations, subscriptions and responsibility for reviewing results.