Estimate rent, returns, fees, and deposits with practical tools from My Rental Spot.
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These calculators cover the numbers landlords work out most often: how much rent is due for a part month, what late fee a lease can charge, how large a security deposit can be, whether an applicant's income supports the rent, and whether a property earns its keep. Each one runs in your browser with no account, and several show the working so you can check the result or explain it to a tenant.
They are grouped below by the job they do. The rent and deposit tools help with day-to-day tenancy decisions, the investment tools weigh price, financing and running costs against rental income, and the depreciation calculator estimates the yearly tax deduction on a residential rental.
State law changes the answer for late fees and deposits, so those tools ask for your state. Every result is an estimate to plan with, not legal or tax advice.
Work out rent for a partial month when a tenant moves in or out mid-month. It runs all three common methods — days in that month, a 30-day month and a 365-day year — shows the math for each, and explains why they disagree, so you can pick one and apply it consistently.
Choose your state, enter the monthly rent and grace period, and see a late fee that stays within that state's rules. Useful when you are writing the late fee clause of a lease, or checking whether a fee you already charge is likely to hold up.
Look up the maximum security deposit, the deadline for returning it and the key deposit rules for any state. Add the monthly rent to see the largest deposit you can collect on that unit, so the figure in your lease matches what the law allows.
Check whether an applicant's income supports the rent. Enter the rent and gross or net income to see the ratio against the 30% rule, the 3x rent rule and the 40x rule, with the math shown. Using the same test for every applicant keeps screening consistent.
Get a starting rent figure from HUD Fair Market Rent data for the state, adjusted for market type, bedrooms and property features. Use it as a sanity check before you list a unit or set a renewal rate, alongside comparable listings nearby.
Enter the purchase price, down payment, loan terms, rent and monthly expenses to see a rental's monthly cash flow after the mortgage and running costs. It shows whether a property pays for itself before you buy, and what to budget for repairs and vacancy.
Estimate the return on a rental from the purchase price, financing, closing and rehab costs, rent, expenses and vacancy. It gives an investment summary, a monthly breakdown and a five-year projection, so you can compare the return with other uses of the same money.
Calculate a property's capitalization rate from its value, rent and operating expenses, or compare two properties side by side. Cap rate leaves the mortgage out, which makes it the quickest way to compare what different buildings earn relative to their price.
Estimate the yearly depreciation deduction on a residential rental using the IRS 27.5-year straight-line schedule and the mid-month convention. Enter the purchase price and the land value — land is not depreciable — and see the deduction with the math shown.
Free rent split calculator for 2 to 6 roommates. Split rent equally, by room size or by income, add shared bills and see each share with the math.
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