Best rental property calculator 2026: 7 tools compared

How we ranked these

The 7 tools below are ones we compared for searches like "best rental property calculator" or "rental analysis tool". Full disclosure: TrueCap is our tool, and we rank it first. If you just want a single metric fast, our free 1% rule calculator, mortgage payment calculator, and closing cost calculator each handle one piece of the underwrite with no signup. Ranking criteria, weighted roughly by impact on a typical solo investor:

1. Free tier depth — can you actually underwrite a deal without paying? How many per month?
2. Pricing — total cost for the calculator alone, not bundled with community or other services.
3. Address auto-fill — does it pre-fill inputs like rent, rate, or tax from your address, or does it leave you to look everything up?
4. Mobile UX — can you underwrite at a showing on your phone?
5. Pro feature depth — cash-flow and equity projections, sensitivity, co-branded share links, PDF export.
6. Audience fit — is the tool built for solo investors, scaling landlords, professional managers, or someone else?

The 7 calculators, ranked

TrueCap

#1 · Address-first screening plus paid decision tools

Deep dive

Pricing: Free core; paid Pro — see live pricing

Pros

• +No-account preliminary screen with cap rate, CoC, DSCR, NOI, and monthly cash flow
• +Editable HUD rent + FRED owner-occupied rate benchmarks, with manual local property tax
• +Buy Box fit, with a Deal score
• +Paid Pro plans add 10-year cash-flow and equity projections, sensitivity, Offer Ceiling, saved-deal comparison, and reports; see live pricing for current terms
• +Lender-facing PDF + shareable read-only deal link with optional custom branding

Cons

• −PWA, not native iOS/Android apps (DealCheck wins on pure mobile)
• −Listing import is address-only — paste a Zillow/Redfin link and TrueCap pulls the address, not the listing's price, taxes or photos

Pick if: You want a no-account preliminary screen connected to a paid target, comparison, and reporting workflow.

DealCheck

#2 · Best mobile experience + best listing import

Deep dive

Pricing: Free Starter; Plus $10/mo and Pro $20/mo billed annually ($14 / $29 billed monthly), as of October 2026

Pros

• +Native iOS and Android apps
• +Address search that imports property details, value and rent estimates, taxes and photos from public records and listings
• +Established tool (site copyright 2015–2026) with dedicated rental and BRRRR calculators
• +Long-term cash-flow projections and optional after-tax cash-flow calculations (projections are listed on every plan, including free Starter)

Cons

• −Free tier caps saved properties (15 at a time) and requires signup
• −Plus and Pro raise the saved-property, photo, comp and template limits and unlock the Purchase Offer Calculator, investment-potential insights and all purchase criteria; custom-branded reports need Pro
• −Address import pulls property tax amounts and value/rent estimates, but not labeled HUD or FRED benchmarks; refreshed records and listings need Plus or Pro

Pick if: You underwrite on mobile at showings all day and want native apps.

BiggerPockets Calculator

#3 · Best if you already pay for BiggerPockets Pro

Deep dive

Pricing: Bundled with BiggerPockets Pro ~$390/year (~$32.50/mo)

Pros

• +Bundled with the BiggerPockets community (forums, books, podcasts)
• +Printable PDF reports built for sharing with lenders or partners
• +Separate BRRRR and fix-and-flip calculators alongside the rental calculator

Cons

• −Unlimited calculator access is one of several Pro benefits BiggerPockets lists, with a forum badge, discounted BPCON tickets and partner perks
• −Its calculator form says results unlock with Pro or a 7-day free trial; a sign-up prompt on its house hacking guide mentions 5 free calculator reports

Pick if: You're already paying for BiggerPockets for the community and the calculator is a bonus.

Mashvisor

#4 · Best for market discovery (heatmaps + neighborhood scoring)

Deep dive

Pricing: $39.99–$99.99/month billed annually ($49.99–$119.99 billed quarterly) for Lite, Standard and Professional; Enterprise is custom-priced (as of October 2026)

Pros

• +Neighborhood heatmaps and investment opportunity scores (heatmaps start on the Standard plan)
• +Strong Airbnb / short-term-rental occupancy + ADR data
• +Rental comps built in
• +The top published plan (Professional, $99.99/month billed annually) adds multifamily cities, more exports and CRM tools

Cons

• −Built mainly for market discovery and rental-revenue projection
• −Listing-level cap rate starts from Mashvisor's estimates; customizing expenses and ROI estimates requires the Standard plan or higher

Pick if: You're picking which city or neighborhood to invest in next, not underwriting a specific property.

Stessa

#5 · Best acquisition-to-operations breadth

Deep dive

Pricing: Free Essentials plus paid Manage and Pro — see live pricing (reviewed 2026-08-27)

Pros

• +Investment-property marketplace with filters, map layers, watchlists, and buy-box alerts
• +Listing-level sale/rent comps and editable offer, financing, rent, and operating-cost assumptions
• +Accounting, bank feeds, reporting, and landlord operations after acquisition

Cons

• −Broader operations product rather than a narrowly focused acquisition decision workflow
• −The official sources reviewed do not describe a target-derived Offer Ceiling
• −Plan limits and marketplace terms should be checked on Stessa's live pages

Pick if: You want listing discovery and editable acquisition analysis to continue into accounting and landlord operations.

Excel / Google Sheets

#6 · Best if you've already invested time in a custom model

Deep dive

Pricing: Free (or your existing Office / Google Workspace subscription)

Pros

• +Total control — model anything
• +Free if you already have Office / Workspace
• +Familiar to most investors with finance backgrounds

Cons

• −Formula errors compound silently across every deal
• −Large spreadsheets can be cumbersome on mobile
• −No address auto-fill, no live data, no shareable read-only link
• −Version drift kills collaboration with partners and lenders
• −Maintenance cost over time is real — every market change requires manual updates

Pick if: You have a battle-tested model that handles your specific deal type (syndication waterfalls, custom debt structures) and don't need mobile.

Roofstock

#7 · Best for browsing listings with built-in projections

Deep dive

Pricing: Roofstock's retail property listings now route to Stessa's investment-property marketplace; check Stessa's live pages for current buyer terms

Pros

• +Listings for individual investors now appear in Stessa's marketplace, powered by Roofstock
• +Listings include built-in rent projections and comps, with projected cash flow, cap rate and ROI that recalculate from your own inputs

Cons

• −Treat any listing projection as a starting point and verify vacancy and capital-expense assumptions yourself
• −Limited to properties listed in the marketplace, not any address

Pick if: You want to browse marketplace listings with projections built in. Pair with TrueCap to pressure-test the listing projection before offering.

Quick decision matrix

• "I want address-first screening and an Offer Ceiling." Evaluate TrueCap's current free and Pro terms on the live pricing page.
• "I want a no-account preliminary screen." TrueCap includes the core underwriting metrics before signup; complete-decision allowances and paid terms are shown on the live pricing page.
• "I underwrite on my phone at every showing." DealCheck — native iOS / Android apps built for deal analysis.
• "I already pay for BiggerPockets." Use their calculator — you're already there.
• "I'm scouting which city to invest in." Mashvisor — heatmaps and neighborhood scores.
• "I want listing discovery, acquisition analysis, and accounting in one product." Evaluate Stessa's current marketplace, underwriting, and plan terms.
• "I want to browse listings with projections already built in." Roofstock (its listings now appear in Stessa's marketplace) — but pressure-test the listing projection in TrueCap before offering.
• "I have a custom Excel model that works for my deals." Keep it — but consider TrueCap free as a sanity check on the formulas.