What is the Asset Performance Calculator?

It analyzes a rental property's true return by computing Net Operating Income (NOI), gross cap rate, and a more realistic net cap rate that includes vacancy and capital-expenditure reserves. You get a performance grade (Strong, Solid, Fair, or Underperforming) based on the property's market value tier.

What is the Capital Gains Tax Calculator?

It estimates the federal, state, and Net Investment Income Tax (NIIT) you'll owe when selling real estate. It applies the IRS Section 121 primary-residence exemption ($250,000 single / $500,000 married filing jointly) and accounts for selling costs, your cost basis, and capital improvements to estimate your net proceeds.

Are these calculators free?

Yes. Both tools are free to use. You enter your information and get instant results plus a shareable link to send to a partner, agent, or accountant.

Do I need to create an account?

No. Just enter your email to receive your results — no password or sign-up required.

Are the results financial or tax advice?

No. These calculators provide estimates for educational and planning purposes only. Always consult a licensed CPA or financial professional before making investment or sale decisions.

Property Investment Calculators

Free real estate investor calculators for analyzing rental property performance and estimating capital gains tax on a sale. Built for individual investors, agents, and small landlords in the United States.

Tools

Asset Performance Calculator — Calculates Net Operating Income (NOI), gross cap rate, and net cap rate (with vacancy and CapEx reserves) for a rental property. Returns a performance grade (Strong, Solid, Fair, or Underperforming) scaled to the property's market value tier.
Capital Gains Tax Calculator — Estimates federal long-term capital gains tax, state tax (all 50 states + DC), and the 3.8% Net Investment Income Tax (NIIT) on a real estate sale. Applies the IRS Section 121 primary-residence exemption ($250,000 single / $500,000 married filing jointly) and computes net proceeds after selling costs and mortgage payoff.

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Key concepts

NOI (Net Operating Income): Annual rental income minus operating expenses, before debt service and income tax.
Cap rate: NOI divided by property value. The unleveraged annual return on the asset.
Net cap rate: Cap rate after subtracting vacancy reserve (5%) and capital-expenditure reserve (10%) from NOI.
Section 121 exemption: Excludes up to $250,000 (single) or $500,000 (MFJ) of capital gain on a primary-residence sale when IRS ownership and use tests are met.
NIIT: Additional 3.8% federal tax on investment income for filers with MAGI above $200,000 (single) or $250,000 (MFJ).

Worked example: capital gains on a $750,000 home sale

A married couple sells their primary residence for $750,000. They paid $400,000, spent $50,000 on a kitchen remodel (a capital improvement), and pay $45,000 in selling costs (commission, closing). Their adjusted basis is $450,000. Net sale price is $705,000. Realized gain is $255,000. The Section 121 exemption ($500,000 MFJ) wipes out the entire gain — federal capital gains tax owed: $0. State tax may still apply in a handful of states; the calculator shows the exact figure for your state.

Worked example: cap rate on a $300,000 rental

A $300,000 single-family rental brings in $2,400/month ($28,800/year). Annual operating expenses (taxes, insurance, management, maintenance) total $9,800. NOI = $19,000. Gross cap rate = 19,000 ÷ 300,000 = 6.3%. After a 5% vacancy reserve ($1,440) and 10% CapEx reserve ($2,880), net cap rate = 4.9% — fair for the price tier but not strong.

When to use which calculator

Evaluating a purchase: Run the Asset Performance Calculator before you wire a deposit.
Auditing a property you own: Run it once a year to check whether the equity would do more elsewhere.
Pricing a sale or planning a 1031 exchange: Run the Capital Gains Tax Calculator at multiple sale prices to find the number that nets what you actually need.

Frequently asked questions

What is the Asset Performance Calculator?: It analyzes a rental property's true return by computing Net Operating Income (NOI), gross cap rate, and a more realistic net cap rate that includes vacancy and capital-expenditure reserves. You get a performance grade (Strong, Solid, Fair, or Underperforming) based on the property's market value tier.
What is the Capital Gains Tax Calculator?: It estimates the federal, state, and Net Investment Income Tax (NIIT) you'll owe when selling real estate. It applies the IRS Section 121 primary-residence exemption ($250,000 single / $500,000 married filing jointly) and accounts for selling costs, your cost basis, and capital improvements to estimate your net proceeds.
Are these calculators free?: Yes. Both tools are free to use. You enter your information and get instant results plus a shareable link to send to a partner, agent, or accountant.
Do I need to create an account?: No. Just enter your email to receive your results — no password or sign-up required.
Are the results financial or tax advice?: No. These calculators provide estimates for educational and planning purposes only. Always consult a licensed CPA or financial professional before making investment or sale decisions.

About the author

These calculators were built by Dan Ihara, a 19-year member of Hawaii's Top 100 REALTORS and co-author of Property Decisions: Avoid Painful Taxes & Family Disputes to Build a Legacy That Lasts, with a foreword by Gary Keller. The frameworks come from the same playbook Dan uses with families navigating life's biggest real estate decisions. Learn more at danihara.com or read Property Decisions on Amazon.

Disclaimer

Results are estimates for educational and planning purposes only. Not financial, legal, or tax advice. Consult a licensed CPA or tax professional before acting on any output.

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