Stop Paying. Start Winning.

Free AI rental property calculator. Cash flow & ROI in seconds.

Tell Freddie about your rental — purchase, rent, financing — and see monthly cash flow, cash-on-cash return, cap rate, and a 0-100 deal score. The 1% rule and 50% rule checks are built in. Conversational, fast, and genuinely free.

F
Freddie
AI Deal Analyst · Online
Hey, I'm Freddie. Walk me through your rental — purchase, expected rent, down payment and financing.
Free · No signup required to see your score

The four numbers that decide a rental

Most rental calculators bury you in 30 fields. Freddie focuses on the four numbers experienced landlords actually look at.

Monthly Cash Flow
Rent minus PITI, vacancy, maintenance, and management. The number that pays for itself every month.
Cash-on-Cash Return
Annual cash flow divided by total cash invested. The cleanest measure of capital efficiency. 10%+ is the traditional target.
Cap Rate
NOI divided by purchase price. Reflects the asset, not your financing. Useful for comparing properties across financing structures.
1% & 50% Rule Checks
Quick screens to spot rentals that probably won't cash flow. Freddie auto-checks both on every deal.

Every rental cost — factored in

Most rental calculators forget half of the real expenses. Here's what Freddie includes by default — and what you can override.

PITI
Principal, interest, taxes, insurance — your full monthly mortgage including escrow.
Vacancy reserve
Default 5% of rent. Higher in transient markets, lower in stabilized ones.
Maintenance reserve
Default 8% of rent for cap-ex and repairs. Adjustable based on property age and condition.
Property management
Default 8-10% if you tell Freddie you are using a PM. Set to 0% if self-managing.
HOA / condo fees
If applicable. Often the deal-killer on suburban townhouses and condos that look cash flow-positive on the surface.
Utilities (if landlord-paid)
Most single-family rentals push utilities to the tenant. Multi-family and Section 8 sometimes don't. Freddie asks.

FreeDealCalc vs. the other rental calculators

Most rental calculators are gated behind paid tiers. Freddie is conversational, free, and built by an active investor.

FeatureFreeDealCalcBiggerPocketsDealCheckStessa
Free rental calculator✓Pro tier$20/mo$13/mo Pro
Conversational AI analyst✓———
Cash flow + cap rate + CoC✓✓✓✓
1% and 50% rule checks✓✓✓—
Section 8 / STR strategy support✓Limited——
Score Certificate PDF✓———
Built by active investor✓✓——
Pricing reflects publicly listed plans at time of publication. Always check the source for current pricing.
Real deal · Real numbers

Why a Northern Virginia hoarder house wouldn't have worked as a rental — and what it teaches.

We bought a hoarder house for $210K and resold it as-is for $349K one month later. Strong wholetail flip. But what if we'd renovated and held it as a rental? At a $400K post-rehab ARV with $2,500 monthly rent, cash-on-cash return drops below 5% and the 1% rule fails (rent would need to be $4,000+). The same property is a phenomenal flip and a mediocre rental. Freddie shows you both numbers so you pick the right strategy for the property.

Hoarder house before cleanout — Northern Virginia rental analysis comparison
Before · As-purchased
Same property after renovation by buyer who purchased it from us
After · Buyer's renovation

We sold this property as-is for $349K (a wholetail flip). The renovation pictured was completed by the buyer who purchased it from us. We share it here because Freddie's rental score helps you avoid forcing a buy-and-hold strategy onto a property that flips better.

What We Did (Wholetail)
Purchase
$210,000
Cleanout
$5,000
Resale
$349,000
Hold time
1 month
Strategy
Wholetail
Net profit
$115,050
100
Score
Strong Deal
Rental lesson
The best rental properties usually aren't the best flip properties. Northern Virginia in particular has a structural problem for buy-and-hold: high purchase prices relative to rents make the 1% rule almost impossible to hit. Out-of-state markets with $150K-$200K purchase prices and $1,500+ rents tend to cash flow much better. Freddie shows you the actual numbers so you can spot strong rental markets quickly.

Common questions about the rental calculator

What is a rental property calculator?+
A rental property calculator runs the numbers on a buy-and-hold investment — purchase price, down payment, financing, rent, expenses — and tells you whether the property will cash flow and what your return on investment will be. FreeDealCalc's rental calculator, powered by Freddie, walks you through it conversationally and produces a 0-100 score plus monthly cash flow, cash-on-cash return, and cap rate.
Is the rental calculator actually free?+
Yes. Anyone can run unlimited rental analyses at no cost. Free registered users also unlock the Score Certificate PDF and save deals to a dashboard. BiggerPockets locks their rental calculator behind a Pro subscription. DealCheck charges $20/month. Stessa charges for Pro features. Freddie does the math free, no paywall, no trial.
What is cash-on-cash return and why does it matter for rentals?+
Cash-on-cash return is your annual pre-tax cash flow divided by the cash you put into the deal. It's the cleanest measure of how hard your invested capital is working. A 10%+ cash-on-cash is the traditional target for buy-and-hold rentals. Freddie shows it alongside cap rate, monthly cash flow, and total ROI so you can compare deals apples-to-apples.
Does Freddie use the 1% rule and the 50% rule?+
Yes. The 1% rule says monthly rent should be at least 1% of purchase price (so a $200K property should rent for at least $2,000). The 50% rule says expenses will eat about 50% of gross rent over time. Freddie checks both rules automatically and flags whether your deal passes. Both are screening shortcuts, not gospel — Freddie shows the actual numbers alongside the rule checks.
How does Freddie calculate cap rate?+
Cap rate is net operating income divided by purchase price, expressed as a percentage. Freddie computes NOI as rent minus operating expenses (taxes, insurance, vacancy, maintenance, management) — but excludes mortgage debt service, since cap rate is supposed to reflect the asset, not your specific financing. A cap rate of 6-8% is typical for stabilized rentals in most US markets. Higher in distressed areas, lower in premium ones.
What about Section 8 and short-term rentals?+
Tell Freddie if you're running Section 8 or short-term rental and he adjusts. Section 8 typically pays slightly above market rent with longer vacancy buffers and property-condition compliance costs. Short-term rentals (Airbnb, Vrbo) need higher gross revenue to offset 30-40% operating cost ratios — much heavier than long-term rentals. Freddie applies the right cost stack based on your strategy.
Do I need an account to use the rental calculator?+
No account is required to run a rental analysis and see your score. A free account unlocks the Score Certificate, saves your properties to a dashboard, and gives you 2 lifetime Rentcast lookups for verified rent comp data.
More free tools
Free BRRRR Calculator →
For rental investors who want to recycle their capital with cash-out refinance.
Free AI Deal Analyzer →
Compare rental, flip, BRRRR, and wholesale strategies on the same property.

Run your rental free.

No credit card. No paid tier required. Tell Freddie about your rental and see whether it cash flows.

Talk to Freddie →
Or create a free account to save your properties.