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Is this property actually worth buying? Get your NOI, cap rate, and cash-on-cash return instantly.
State-specific limits and return deadlines. Know exactly what the law requires before you charge.
Calculate new rent by fixed percentage or CPI — with a breakdown of monthly and annual impact.
Enter your property numbers to get your Net Operating Income, cap rate, and cash-on-cash return in seconds.
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Cap rate (capitalization rate) is the most widely used metric for evaluating rental property returns. It tells you what percentage of the property's value you'd earn annually if you paid cash — no mortgage. The formula is simple: divide your Net Operating Income (NOI) by the purchase price.
A cap rate between 5–8% is generally considered solid for most US markets. High-cost markets like San Francisco or New York often trade at 3–4% cap rates, while more affordable Midwest and Southeast markets can yield 7–10%. What's "good" depends heavily on your local market and investment strategy.
Cash-on-cash return is different — and often more useful for leveraged buyers. It measures your annual cash flow as a percentage of the actual cash you invested (your down payment). If you put $70,000 down and net $4,200/year in cash flow, your cash-on-cash return is 6%. This metric accounts for your mortgage payment, which cap rate does not.
Select your state to see the maximum deposit you can legally charge, how long you have to return it, and whether interest is required.
Includes notice periods, entry rules, and eviction timelines — all in plain English.
Security deposit rules are governed entirely at the state level, which means what's legal in Texas can be a violation in California. The two biggest variables are the maximum amount you can charge (some states cap it at one month's rent; others have no cap at all) and how quickly you must return it after a tenant moves out.
The most common landlord mistake is missing the return deadline. Even if you have legitimate deductions, returning the deposit one day late in a state like New York or Arizona can cost you the right to keep any of it — and expose you to double or triple damages in court.
Always document the condition of the unit at move-in and move-out with photos, a written checklist, and the tenant's signature. That paper trail is the only thing that protects your right to make deductions. A security deposit dispute without documentation almost always goes in the tenant's favor.
Calculate your new rent by fixed percentage or CPI — and see exactly how it impacts your annual income.
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For month-to-month tenants, most states allow rent increases with proper written notice — typically 30 days for increases under a certain threshold and 60 or 90 days for larger increases. For fixed-term leases, you generally cannot raise rent until the lease expires unless the lease explicitly allows for it.
CPI-based increases are the most defensible approach in high-regulation markets. By tying your increase to the Consumer Price Index (published monthly by the Bureau of Labor Statistics at bls.gov/cpi), you can show the increase reflects actual inflation rather than an arbitrary number — which matters in tenant-friendly states and cities with rent stabilization ordinances.
As a rule of thumb, annual increases in the 3–5% range reduce tenant turnover compared to larger, less frequent jumps. A tenant who leaves costs you 1–2 months of lost rent plus cleaning, repairs, and marketing. Small consistent increases keep your income growing while preserving the relationship.