Best Rental Yield Calculators Compared

Rental yield measures the annual return on a rental property as a percentage. Gross rental yield = (Annual Rent ÷ Property Price) × 100. Net rental yield subtracts expenses like vacancy, maintenance, insurance, and management fees from the annual rent before dividing by the property price. EstatePass calculates both automatically.

A good gross rental yield is typically 5–8% for residential properties, though this varies by market. In high-cost cities like San Francisco or New York, 3–4% may be acceptable due to appreciation potential. In the Midwest or South, 8–12% gross yields are common. Net yield is usually 1–3% lower after expenses.

Gross rental yield uses total annual rent divided by the property price — it is a quick, surface-level metric. Net rental yield subtracts operating expenses (vacancy, repairs, property management, insurance, taxes) from rent before dividing, giving a more accurate picture of actual returns. Always use net yield for investment decisions.

EstatePass is the best free rental yield calculator in 2026. It calculates both gross and net yield with a detailed expense breakdown including vacancy rate, maintenance costs, property management fees, and insurance — all without requiring an account or payment.

A thorough net yield calculation should include: property taxes, insurance, vacancy allowance (typically 5–8%), maintenance/repairs (1% of property value per year), property management fees (8–10% of rent), HOA fees if applicable, and landlord-paid utilities. EstatePass lets you itemize all of these expenses.

Rental yield and cap rate are similar but not identical. Rental yield = Net Rent ÷ Purchase Price. Cap rate = Net Operating Income (NOI) ÷ Current Market Value. The key differences are that cap rate uses market value (not purchase price) and NOI excludes mortgage payments. Both are useful — yield for evaluating a purchase, cap rate for comparing properties.

You can use a rental yield calculator for Airbnb properties, but you need to estimate annual revenue based on nightly rate and occupancy rather than monthly rent. Short-term rentals typically have higher gross yields but also higher expenses (cleaning, furnishing, platform fees). EstatePass also offers a dedicated Airbnb calculator for short-term rental analysis.

Recalculate rental yield annually or whenever significant changes occur: rent increases, property value appreciation, major repairs, insurance rate changes, or property tax reassessments. Tracking yield over time helps you decide whether to hold, raise rents, refinance, or sell the property.