Cap Rate Guide: What It Is, How to Calculate It, and What Counts as Good
A practical guide to capitalization rates for rental property investors — building an honest NOI, reading the market, and the traps in seller math.
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Real Estate Calculators That Help You Make Better Decisions
Free calculators for mortgages, investing, renting, buying, and property analysis.
Sample · $400,000 home · 20% down · 6.5% · 30 yr
$2,022.62/mo
- Loan amount
- $320,000
- Total interest
- $408,142
- Total cost of home
- $808,142
All Calculators
Every tool runs instantly in your browser — nothing you enter is stored or sent anywhere.
Mortgage Calculator
Estimate your monthly payment, total interest, and total cost of a home loan.
Open calculatorAffordability Calculator
Find out how much house you can afford based on income, debt, and down payment.
Open calculatorRent vs Buy Calculator
Compare the long-term cost of renting against buying for your situation.
Open calculatorClosing Cost Calculator
Estimate the fees due at closing, typically 2–5% of the home price.
Open calculatorProperty Tax Calculator
Calculate annual and monthly property taxes from your home value and local rate.
Open calculatorRental Yield Calculator
Measure gross rental yield from purchase price and annual rent income.
Open calculatorCap Rate Calculator
Evaluate investment property performance using net operating income and value.
Open calculatorUnderstand the numbers behind the biggest purchase of your life
Buying a home
Set a realistic budget before you fall in love with a listing. Know your maximum price, your monthly payment, and the fees due at closing — before a lender tells you.
Renting vs buying
Buying is not automatically better. Upfront costs, your timeline, and local prices decide which option actually saves you money — run your real numbers, not a rule of thumb.
Property investing
Compare investment properties on equal footing. Gross yield gives you a quick screen; cap rate tells you what the property earns regardless of how you finance it.
Latest guides
View all articles →How Much House Can I Afford? The 28/36 Rule Explained
The lending rule that decides your budget, what lenders check beyond it, and why the bank may approve more than you should spend.
Read articleMortgage vs Rent: How to Actually Decide
Skip the rules of thumb. Here is the framework — timeline, true costs, and flexibility — that determines whether renting or buying wins for you.
Read articleFrequently asked questions
Are these calculators really free?
Yes. Every calculator on HomeValueTools is free to use with no signup, no account, and no limits. They are built for buyers, sellers, renters, and investors who want quick answers.
How accurate are the results?
The calculators use standard industry formulas, but results are estimates based on the numbers you enter. Actual costs vary with your lender, location, credit profile, insurance, and HOA fees, so always confirm final figures with a qualified professional.
Do you store the numbers I enter?
No. All calculations run entirely in your browser. Nothing you type is sent to a server, saved, or shared.
Which calculator should I start with?
Start with the Affordability Calculator to set a realistic budget, then use the Mortgage Calculator to see your monthly payment. If you are deciding whether to keep renting, run the Rent vs Buy Calculator next.
Start with your budget
Two minutes with the Affordability Calculator beats two hours of browsing listings you can't buy.
Check What You Can Afford