Best free rental property calculator 2026: 5 tools that actually work for free
Blog · Ranking · 9 min read
Published 2026-06-07 · Updated 2026-10-03
By TrueCap · built by a Philadelphia rental investor
Compare 5 free rental property calculators — TrueCap, DealCheck Starter, Stessa, Excel/Sheets templates, and Zillow's mortgage calculator — 2026.
This ranking uses the published free access available when reviewed August 27, 2026. Verify current terms on the official DealCheck pricing, Stessa pricing, Stessa marketplace, Stessa returns calculator, BiggerPockets calculator, BiggerPockets Pro, and TrueCap pricing pages.
The tools, ranked for free-only investors
Full disclosure: TrueCap is our tool, and we list it first.
TrueCap
#1 · No-signup preliminary rental screening
Pricing: Free core analyzer; paid Pro plans on the live pricing page
- Free tier covers
- +Cap rate, CoC, DSCR, NOI, monthly cash flow
- +Editable HUD rent + FRED owner-occupied rate benchmarks; manual local property tax
- +Buy Box fit, with a Deal score
- +Unlimited preliminary core screens without signup
- +Save up to 5 deals + dashboard access
- +One sale and rent comps lookup
- +Read-only share links (free sign-in to create; recipients do not sign in)
- Where the gates kick in
- −10-year cash-flow and equity projection (Pro); sensitivity is included in your first decision, then Pro
- −Offer Ceiling included in your first decision, then Pro; saved-deal comparison (Pro)
- −Editing, unlimited saves, and comparison of up to 4 deals (Pro)
- −Additional comps lookups: included with Pro, subject to monthly availability
- −PDF export included in your first decision, then Pro
Pick if: You want preliminary core rental metrics without paying or creating an account.
DealCheck Starter
#2 · Free multi-strategy calculators and professional reports
Pricing: Starter is free; paid Plus and Pro plans raise usage limits
- Free tier covers
- +Rental, BRRRR, Airbnb, and flip calculators
- +Professional interactive and PDF reports
- +Up to 15 saved properties
- Where the gates kick in
- −Published limits on photos, comps, and templates
- −Paid plans raise or remove usage limits
- −Account required
Pick if: You want several strategy calculators and professional reports on a free account.
Stessa's Free Calculator
#3 · Public acquisition calculator plus a free accounting entry point
Pricing: Essentials is free; Manage and Pro are paid — verify current terms
- Free tier covers
- +Free Essentials accounting and basic financial reports
- +Public rental returns and income-tax calculator
- Where the gates kick in
- −Schedule E is listed on current Manage and Pro plans, not Essentials
- −Marketplace access and terms should be verified on Stessa's live pages
- −Target-derived Offer Ceiling is not described in the official sources reviewed
Pick if: You want a public acquisition calculator plus a free entry plan for ongoing accounting.
Excel / Google Sheets templates
#4 · Best if you already have a custom model
Pricing: Free (or your existing Office / Google subscription)
- Free tier covers
- +Total flexibility — model anything
- +BiggerPockets' free downloads include spreadsheets and worksheets you can adapt (for example, its Comparable Properties Spreadsheet and Deal Clarity Worksheet)
- Where the gates kick in
- −Most templates require manual rent, rate, and tax lookups
- −Formulas and inputs require independent review
- −Large spreadsheets can be cumbersome on mobile
Pick if: You have a battle-tested Excel template and use mobile rarely.
Zillow's mortgage calculator
#5 · Best for PITI only (not actually rental underwriting)
Pricing: Free
- Free tier covers
- Where the gates kick in
- −Doesn't calculate cap rate, CoC, DSCR, or cash flow
- −Not a rental property tool — homebuyer-oriented
Pick if: You only need the mortgage payment math, not the full rental underwrite.
Quick decision matrix
- “You want a preliminary core screen without signup.” TrueCap.
- “You want free BRRRR and flip calculators with professional reports.” DealCheck Starter.
- “You already use Excel and have a template that works.” Excel.
- “You want free accounting for properties you already own.” Stessa Essentials.
- “You only need PITI math.” Zillow's mortgage calculator.
FAQ
Is TrueCap really free for core rental analysis?
Yes. TrueCap's no-account preliminary screen covers cap rate, cash-on-cash, DSCR, NOI, and monthly cash flow. A free account adds up to 5 saved deals, one comps lookup, and the ability to create read-only share links; recipients can view a link without an account. The first complete decision, the free trial, and paid terms are described on the live pricing page.
Is BiggerPockets' rental property calculator free?
BiggerPockets says two things. Its rental calculator form says results unlock with Pro or a 7-day free trial, and a sign-up prompt on its house hacking guide mentions 5 free calculator reports. Access, trial, and membership terms can change, so verify both the official calculator page and Pro page before choosing it as a free option.
What's the catch with TrueCap's free tier?
Preliminary core metrics are available without signup. Creating read-only share links, saving up to 5 deals, and using the included comps lookup require a free account; recipients can open a shared link without an account. The first complete decision and the 21-day free trial are usage-limited; Pro adds the repeatable paid workflow described on the live pricing page.
Can I underwrite a BRRRR or flip on a free calculator?
DealCheck Starter currently includes its BRRRR and flip calculators plus professional reports, subject to published usage limits. TrueCap splits the job: standalone tools cover rehab cost, ARV, and the 70% rule price screen, and the no-signup analyzer screens the stabilized rental — cap rate, cash-on-cash, DSCR, and cash flow — once you enter the post-rehab rent and loan terms. There is no separate DSCR page to run the refinance test in, and TrueCap doesn't offer integrated BRRRR or fix-and-flip lifecycle models right now, so keep a project ledger alongside.
How should I compare free calculator plans?
Check which metrics, strategy calculators, reports, saved-property limits, comps, and sharing tools are included before entering a deal. Product access and pricing change, so verify current terms on each provider's official page and confirm every starting assumption with property-specific evidence.
Try TrueCap free
The fastest way to know which tool fits your workflow is to run one of your real deals through it. TrueCap is free for the core underwriting and needs no signup. Browse the full set of free rental property calculators, start with the 1% rule calculator, or see how the numbers play out in a specific market like our Atlanta rental market breakdown.