Free Tools for Smart Landlords

Professional-grade calculators and guides to help you manage your rental properties with confidence.

✓ 100% Free
✓ All 50 States
✓ No Sign-up Required
✓ Updated for 2025

Landlord Tools & Calculators

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Rent Estimator

Get market rent estimates based on location, bedrooms, and amenities.

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Cash Flow & ROI Calculator

Calculate cap rate, cash-on-cash return, and monthly cash flow.

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Security Deposit Guide

State-by-state deposit limits, return deadlines, and legal requirements.

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Lease Renewal Calculator

Determine optimal rent increases based on market and turnover costs.

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Maintenance Estimator

Budget for annual maintenance based on property age and value.

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Late Fee Calculator

Calculate state-compliant late fees and grace periods.

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Eviction Timeline

Notice requirements and court process estimates by state.

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Tenant Screening Checklist

Fair Housing compliant screening checklist for landlords.

📚 Landlord Education & Resources

Essential guides and resources to help you become a successful rental property investor

🏠 Getting Started in Real Estate Investing

Learn the fundamentals of rental property investing, from analyzing your first deal to understanding different investment strategies.

SmartAsset: Beginner's Guide Rocket Mortgage: Buying Guide Entrepreneur: Step-by-Step

📊 How to Analyze Investment Properties

Master the numbers behind successful investments. Learn to calculate ROI, cash flow, and identify profitable deals.

Investopedia: Cap Rates Investopedia: Cash-on-Cash Bankrate: Investment Guide

🏦 Financing Investment Properties

Understand your financing options, from conventional loans to creative strategies. Learn what banks look for in investment property loans.

Bankrate: Investment Property Rates NerdWallet: Investment Mortgages U.S. Bank: Investment Loans

⚖️ Starting an LLC for Rental Properties

Protect your personal assets with proper business structure. Learn when and how to form an LLC for your rental business.

LegalZoom: Real Estate LLC SBA: Business Structures IRS: LLC Information

🔑 Property Management Best Practices

Whether self-managing or hiring a PM, learn the systems and processes that successful landlords use.

DoorLoop: Rental Investing Guide Avail: Landlord Education Zillow: Rental Manager

📜 Landlord-Tenant Law Resources

Stay compliant with federal, state, and local laws. Understanding your legal obligations protects you from costly mistakes.

HUD: Tenant Rights Overview HUD: Fair Housing Act USA.gov: Landlord-Tenant Law

💰 Tax Strategies for Landlords

Maximize your returns with proper tax planning. Learn about deductions, depreciation, and 1031 exchanges.

IRS: Rental Income Tips Investopedia: 1031 Exchanges IRS Pub 527: Rental Property

🔍 Finding Good Investment Properties

Learn where and how to find profitable rental properties, including on-market and off-market strategies.

Zillow Research & Market Data Realtor.com: Buying Advice Redfin: Market Trends
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Cash Flow & ROI Calculator

Calculate your rental property's cap rate, cash-on-cash return, and monthly cash flow.

📊 Property Details

💵 Income & Expenses

Target: 5-8%
Target: 1% of value
Typical: 8-10%

🎯 What Good Looks Like: Investment Returns

Metric Poor Good Excellent
Cap Rate <4% 5-7% >8%
Cash-on-Cash <4% 8-12% >12%
Monthly Cash Flow <$100 $200-400 >$500
1% Rule <0.7% 0.8-1.0% >1.0%
GRM >15 10-12 <10
DSCR <1.0 1.2-1.4 >1.5

Pro Tip: In high-appreciation markets, accept lower cash flow (4-6% CoC). In stable/declining markets, demand higher returns (10%+ CoC).

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Rent Estimator

Get market rent estimates based on your property's specific location and features.

📍 Location

🏠 Property Details

🎯 What Good Looks Like: Rent Pricing

Metric Poor Good Excellent
Days to Rent 45+ 15-30 <14
Vacancy Rate >10% 5-8% <5%
Rent vs Market <90% 95-100% 100-105%
Annual Increases 0% 2-4% 3-5%

Pro Tip: Price at market rate to minimize vacancy. A unit sitting empty for 30 days costs more than pricing $50/month below market.

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Security Deposit Laws by State

Deposit limits, return deadlines, and legal requirements for all 50 states.

🔍 Select Your State

Security Deposit Best Practices

Documentation is Key

  • Complete a detailed move-in/move-out inspection with photos
  • Have tenants sign the inspection report
  • Keep receipts for all cleaning and repairs

What You Can Deduct

  • Unpaid rent
  • Damage beyond normal wear and tear
  • Cleaning costs to return to move-in condition
  • Unpaid utilities (if specified in lease)

What is "Normal Wear and Tear"?

  • Minor scuffs on walls
  • Worn carpet in high-traffic areas
  • Faded paint from sunlight
  • Small nail holes from pictures
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Lease Renewal Calculator

Determine optimal rent increases based on market conditions and turnover costs.

📝 Current Lease Details

What similar units rent for today
Cleaning, repairs, marketing

🎯 What Good Looks Like: Lease Renewals

Metric Poor Good Excellent
Renewal Rate <50% 60-75% >80%
Annual Increase 0% 3-5% Match market
Rent vs Market <85% 90-95% 95-100%
Avg Tenant Stay <1 year 2-3 years >4 years

True Cost of Turnover

The average turnover costs landlords $3,000-5,000 when you factor in:

  • Lost rent during vacancy (avg 3-4 weeks = $1,500-2,500)
  • Marketing and showing time ($100-300)
  • Cleaning and make-ready ($500-1,500)
  • Minor repairs between tenants ($200-500)
  • Tenant screening costs ($50-100)

Pro Tip: A good tenant paying $50-100 below market is often more profitable than maximizing rent and risking turnover.

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Maintenance Budget Calculator

Estimate annual maintenance costs based on property characteristics.

🔧 Property Details

🎯 What Good Looks Like: Maintenance Budgeting

Property Age % of Value Per Sq Ft CapEx %
New (0-5 yrs) 0.5-0.75% $0.50-1.00 5%
Recent (5-15 yrs) 0.75-1.0% $1.00-1.50 8%
Established (15-30 yrs) 1.0-1.5% $1.50-2.00 10%
Older (30+ yrs) 1.5-2.0% $2.00-3.00 12-15%

Major Replacement Timeline

Roof: 20-25 years ($8,000-15,000)
HVAC: 15-20 years ($5,000-10,000)
Water Heater: 10-15 years ($1,000-2,000)
Appliances: 10-15 years ($2,000-5,000)
Flooring: 10-20 years ($3,000-8,000)
Exterior Paint: 7-10 years ($3,000-6,000)
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Late Fee Calculator

Calculate state-compliant late fees based on your state's regulations.

⏰ Late Payment Details

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Eviction Timeline by State

Notice requirements and estimated court processing times.

⚖️ General Eviction Process

Step 1: Notice Period (3-30 days)

You must give the tenant written notice to pay rent or vacate. The time varies by state.

Step 2: File in Court (1-2 weeks)

If tenant doesn't comply, file an eviction lawsuit (unlawful detainer).

Step 3: Court Hearing (2-4 weeks)

Both parties present their case. Judge issues ruling.

Step 4: Writ of Possession (1-2 weeks)

If you win, sheriff executes removal order.

Total Timeline: Typically 30-90 days

Contested evictions can take 3-6 months or longer.

Sample State Notice Requirements

StateNon-Payment NoticeTypical Timeline
California3 days45-75 days
Texas3 days30-45 days
Florida3 days30-45 days
New York14 days60-90 days
Illinois5 days45-60 days
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Tenant Screening Checklist

Fair Housing compliant screening process for landlords.

0 of 10 complete
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    Complete Rental Application Required

    Collect signed application with employment, income, and rental history

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    Verify Income Required

    Request pay stubs showing income ≥ 2.5-3x monthly rent

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    Run Credit Check Required

    Review credit score, payment history, and outstanding debts

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    Background Check

    Check criminal history with individualized assessment

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    Eviction History

    Search for prior eviction filings

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    Contact Current Employer

    Verify employment status and income

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    Contact Previous Landlords Required

    Ask about payment history, property care, and lease compliance

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    Verify Identity

    Check government-issued ID matches application

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    Meet in Person

    Conduct property showing and brief interview

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    Document Decision

    Record approval/denial reasons for Fair Housing compliance

⚠️ Fair Housing Reminder

You CANNOT discriminate based on: Race, color, national origin, religion, sex, familial status, or disability.

Apply the same criteria consistently to all applicants. Document your process.