For investors with 1 to 10 rentals
Compare the next move for your rental portfolio.
Buy another rental, pay down the mortgage, refinance, or sell? Model each option using your current portfolio, compare the projected results, and review your progress each month.
Free plan includes 1 property and 3 scenarios. No bank linking.Try a free calculator
The problem
Evaluate major portfolio decisions with a complete model.
Spreadsheets become difficult to maintain
Amortization schedules, appreciation assumptions, and linked formulas are easy to break and difficult to compare across multiple strategies.
Calculators answer one question at a time
A cash flow calculator evaluates one property. It cannot show how selling that property or opening a HELOC would affect the rest of the portfolio.
Major decisions are difficult to compare
Buying another rental and paying off a 7% mortgage can produce very different results. Both options should be evaluated using the same assumptions.
How it works
Model your portfolio and compare scenarios side by side.
Enter your current portfolio
Your rentals with rent, taxes, vacancy, and repairs. Your mortgages with rates and payments. Your cash, stocks, income, expenses, and goal.
Schedule portfolio transactions
Set the timing for a sale, refinance, debt payoff, or purchase. Cash-triggered purchases occur only when the required funds are available.
Compare the results
Each scenario projects net worth, cash flow, debt, and FIRE timing by month. The advisor ranks the results using your goal and risk tolerance.
What you get
Tools for common rental portfolio decisions.
Scenario timelines
Combine sales, cash-out refinances, HELOCs, debt payoffs, purchases, and lease options in one ordered plan based on your portfolio.
Side-by-side strategy comparisons
Save each option as a scenario and compare ending net worth, monthly cash flow, debt, time to goal, and differences from your baseline.
Projected FIRE timing
FIRE progress is based on rental cash flow and a safe withdrawal rate covering your monthly expenses.
Ranked recommendations
The advisor evaluates growth, cash flow, liquidity, leverage, time to goal, and risk, then explains the tradeoffs behind the ranking.
Monthly progress check-ins
Update balances and values each month, compare actual results with the projection, and maintain a history of net worth changes.
Property-specific planning rules
Protect a long-term rental from sale or refinancing recommendations, or mark another property as a debt-paydown priority.
Planning questions
Compare your options using consistent assumptions.
“Should I use $40,000 for another rental or pay down a 7.1% mortgage?”
Create one scenario for each option, then compare cash flow, ending net worth, and FIRE timing.
“My duplex has limited cash flow and $150,000 of equity. What are my options?”
Compare selling, completing a cash-out refinance, and keeping the property under the same assumptions.
“Could a HELOC on my home fund the next purchase?”
Add the HELOC draw and interest rate, then schedule a purchase when cash covers the down payment. The projection includes the resulting debt service.
“When could passive income cover my expenses?”
Set passive income coverage as your goal. Each scenario shows when the goal is reached or whether it remains unmet during the projection.
Free calculators
Start with a focused calculation. No account required.
Rental Property Depreciation Calculator
How much residential rental depreciation can I estimate?
Rental Property Wealth Simulator
If I buy one rental per year, what happens in 10 years?
Pay Down vs Buy More Calculator
Should extra cash pay down debt or buy the next rental?
Rental Cash Flow Calculator
Does this rental actually cash flow?
Sell or Rent My House Calculator
Should I sell my current home or keep it as a rental?
Net Worth Projection Calculator
When will I hit $1M?
To compare several related decisions, create a portfolio model, save your assumptions and review the scenarios together.
Calculation standards
Transparent calculations and clearly stated assumptions.
The model applies the same calculations to each scenario and documents how it handles funding, risk, and rental operating costs.
Funding shortfalls are identified
If projected cash becomes negative, the results identify the first affected month and the lowest cash balance.
Similar outcomes remain closely ranked
When two strategies receive similar scores, the advisor presents the result as a close comparison.
Consistent month-by-month calculations
Amortization and cash flow are calculated monthly. The same inputs produce the same results, and assumptions are listed with the projection.
Rental-specific assumptions
Projections can include vacancy, management fees, repairs, selling costs, and estimated capital gains tax on property sales.
Start free with your first property.
A free account includes 1 property, 3 scenarios, and 3 saved projections. Use them to compare a purchase with debt paydown, then upgrade when you are ready to model the complete portfolio.
Frequently asked questions
Who is this for?
Rental property investors with approximately one to ten properties who want to compare purchases, debt paydown, refinancing, HELOCs, and sales. This is portfolio planning software and does not include tenant portals or rent collection.
How is this different from a rental calculator?
A rental calculator evaluates one property or decision. Rental Wealth Simulator models properties, loans, and financial accounts together, including a sequence of planned transactions over time.
Is there a free plan?
Yes. The public calculators require no account. A free account includes one property, three scenarios, and three saved projections. Paid plans support a complete portfolio.
Where do the projections come from?
The month-by-month simulation uses amortization schedules, rental cash flow, vacancy and management assumptions, appreciation, and rent growth rates that you control. The same inputs produce the same results.
Will it just tell me what I want to hear?
No. A scenario is marked as unfunded if projected cash becomes negative. Similar results remain closely ranked, and the assumptions used in the comparison are listed with the results.
Do I need to connect my bank accounts?
No. You enter values directly and update them during monthly check-ins. You do not need to share bank credentials.
Compare your options before making a major portfolio decision.
Enter your current portfolio and review the projected financial effect of each option.