Free Owner Tools
Calculators for rental owners
Three questions owners in Reno and Tahoe ask us constantly, worked out with your own numbers. No email required, nothing stored, and no rate card hiding in the results — where a management fee belongs in the maths, you type your own.
Cap Rate & Returns
What the property earns, before financing
Enter the price, the rent and the operating costs and get net operating income and cap rate. Deliberately excludes your mortgage, because cap rate measures the building rather than the loan.
Open the calculatorRent or Sell
A lump sum now against income later
Compare what selling would put in your pocket today with what keeping the home would earn each year. It will not decide for you, but it makes the trade-off concrete.
Open the calculatorLodging Tax Estimator
And the part owners get wrong: who files it
Pick your jurisdiction from Reno to the west shore and see the rate, the estimated annual tax, and whether the booking platform remits it for you or you file it yourself. That answer flips at the state line.
Open the calculatorWhy we built these instead of a contact form
Most “free rental analysis” tools are a form that emails you a number a salesperson chose. These are not that. The maths runs in your browser, the assumptions are written out on each page, and you can change any of them and watch the answer move.
That also means the numbers are only as good as what you put in. None of these tools knows what your home would actually rent for, what the roof has left in it, or what the market is doing this month. They are a first pass to tell you whether a deal is worth a second look — and where the answer turns on tax, they say so and point you at your CPA rather than guessing.
If you want a figure for a specific property rather than a model, that is what a free property analysis is for, and we put it in writing.
Common Questions
Are these rental property calculators free?
Yes. All three are free, they run entirely in your browser, and none of them ask for your email or any contact details to show you a result. Nothing you type is sent to us or stored anywhere.
Why do the calculators ask me for the management fee instead of filling it in?
Because a management fee depends on the property, the service level and whether it is a short-term or long-term rental, so any number we pre-filled would be wrong for most people using the tool. Leaving it as a field you enter also means you can model any manager, not just us. We quote each property in writing after a free analysis.
Where do the lodging tax rates in the estimator come from?
Every rate is taken from the taxing agency that sets it, and each one is linked on the estimator page so you can check it yourself. Rates change, and a few agencies block automated reading of their pages, so anything we could not verify directly is flagged as needing confirmation rather than presented as fact. Confirm with the agency before you file.
Can I rely on these numbers for a purchase or tax decision?
Treat them as a first pass, not advice. They use the figures you enter, and they cannot see your financing, your tax position, the condition of the property or what the local market is actually doing. Run the result past your CPA, and talk to a local agent about comparable sales before you buy anything.