Free Rental Arbitrage Calculator

We use 30.4 days a month. Booked nights = 30.4 × occupancy and Stays = booked nights ÷ average length of stay.

Rental revenue = nightly rate × booked nights. Gross revenue = rental revenue + (cleaning fee × stays).

Gross revenue = monthly rate × occupancy, where occupancy is the share of months booked across a year. There are no per-stay turnover costs in MTR mode.

The STR default is 15.5%, Airbnb's host-only fee, charged on everything the guest pays you, including the cleaning fee. If your listing uses the split-fee model, toggle it on and we use 3% instead. For MTR, enter whatever your listing sites charge.

• Per turnover (STR): cleaning cost plus supplies and restock, times the number of stays.
• Fixed monthly: rent, utilities and internet, rental insurance, and software (pricing tool, PMS, smart locks).
• Percent of revenue: a maintenance reserve and any co-host or management fee.

Net cashflow = gross − platform fees − turnover − reserve − management − rent − utilities − insurance − software.

Revenue-to-rent = annual rental revenue ÷ (rent × 12). It excludes cleaning fees, since those pass through to cleaners.

Break-even occupancy is the occupancy where net hits $0, solved numerically. Payback is total startup costs divided by monthly net. Cash-on-cash is annual net divided by startup costs.

• Deal: ratio of 1.8x or more, net of $500/mo or more, and payback within 12 months.
• Borderline: ratio between 1.5x and 1.8x, payback of 12 to 18 months, or net between $1 and $499.
• No deal: ratio under 1.5x, or net of $0 or less.

Prefilled rent, rates and occupancy are rough starting estimates for the bedroom count you pick. They're a starting point, not measured market data and not a quote for any property.

Your real numbers will differ. That's why you underwrite before you sign.

We treat 1.8x or higher as a deal, 1.5x to 1.8x as borderline and under 1.5x as a pass. The ratio compares rental revenue to rent, before costs, so always check net cashflow too.

Start with nightly rate times booked nights, add guest cleaning fees, then subtract platform fees, cleaning and supplies per turnover, a maintenance reserve, management, rent, utilities, insurance and software. What's left is your monthly net.

The usual misses are the platform fee, supplies and restock per turnover, a maintenance reserve, rental insurance and software.

Run both modes with the same rent. STR usually earns more gross but carries turnover costs and stricter rules. MTR earns less but is steadier and allowed in more places.

It depends on the city, sometimes the ZIP code, and always on your lease. The calculator shows a city-level rules snapshot. Confirm the rules for your exact address and get written landlord consent before you sign.

Yes. Every result, the stress test, share links and comparing up to three properties are free with no sign-up.