RentalAnalytics rent tools

Published FY2026 HUD Fair Market Rent or Small Area FMR for a ZIP and bedroom count (studio through 4). This is the 40th-percentile voucher rent stored in the site's Section 8 extract, not a market-rent estimate. If the ZIP is absent, or the extract has more than one town rent, the tool says so and does not pick a number.

{
  "type": "object",
  "properties": {
    "zip": {
      "type": "string",
      "description": "5-digit U.S. ZIP."
    },
    "bedrooms": {
      "type": "integer",
      "minimum": 0,
      "maximum": 4,
      "description": "0 is a studio. 4 is the highest bedroom the HUD row stores."
    }
  },
  "required": [
    "zip",
    "bedrooms"
  ]
}

The rent estimator on /tools/rent-estimator. Hero is the HUD FY2026 50th-percentile area rent scaled onto the ZIP FMR or SAFMR when that area is in hud-50th-sample.json, then aged with the BLS CPI Shelter rate in the script and a property-type multiplier. FMR stays the labeled 40th-percentile voucher figure. ACS B25031 is a second anchor when the sample has that ZIP. A ZIP missing from both the sample and the Section 8 extract returns an error. No national rent is invented for a missing ZIP.

{
  "type": "object",
  "properties": {
    "zip": {
      "type": "string"
    },
    "bedrooms": {
      "type": "integer",
      "minimum": 0,
      "maximum": 8,
      "default": 2
    },
    "property_type": {
      "type": "string",
      "enum": [
        "apartment",
        "single_family",
        "townhouse",
        "condo",
        "duplex_unit"
      ],
      "default": "apartment"
    }
  },
  "required": [
    "zip"
  ]
}

Cap rate calculator: NOI divided by purchase price, compared with the band stored in cap-rate-benchmarks.json for the ZIP's metro tier. Unknown ZIPs use the file's Tier 2 band, which is what the page does. Cash-on-cash, when financed, uses the page's 3% closing estimate. Bands are the file's estimated survey ranges, not a new comp.

{
  "type": "object",
  "properties": {
    "purchase_price": {
      "type": "number"
    },
    "annual_gross_rent": {
      "type": "number"
    },
    "vacancy_pct": {
      "type": "number",
      "description": "Percent, 0 to 100."
    },
    "op_expenses_annual": {
      "type": "number"
    },
    "property_type": {
      "type": "string",
      "enum": [
        "single_family",
        "small_multifamily_2_4",
        "multifamily_5_plus",
        "condo"
      ]
    },
    "zip": {
      "type": "string",
      "description": "Optional. Used only to pick a tier already stored in zip_to_tier."
    },
    "financed": {
      "type": "boolean"
    },
    "down_payment_pct": {
      "type": "number"
    },
    "interest_pct": {
      "type": "number"
    },
    "loan_term_yrs": {
      "type": "number"
    }
  },
  "required": [
    "purchase_price",
    "annual_gross_rent",
    "vacancy_pct",
    "op_expenses_annual",
    "property_type"
  ]
}

Cash flow analyzer. Itemized P&L, cap rate, gross yield, cash-on-cash, and break-even occupancy from the inputs you pass. Closing costs in the cash-on-cash line are the page's 3% estimate. Taxes and insurance are annual; maintenance is monthly.

{
  "type": "object",
  "properties": {
    "purchase": {
      "type": "number"
    },
    "dpPct": {
      "type": "number",
      "description": "Down payment percent."
    },
    "intPct": {
      "type": "number"
    },
    "term": {
      "type": "number",
      "description": "Loan term in years."
    },
    "rent": {
      "type": "number",
      "description": "Monthly rent."
    },
    "vacancy": {
      "type": "number",
      "description": "Vacancy percent."
    },
    "taxes": {
      "type": "number",
      "description": "Annual property tax."
    },
    "insurance": {
      "type": "number",
      "description": "Annual insurance."
    },
    "maintenance": {
      "type": "number",
      "description": "Monthly maintenance reserve."
    },
    "mgmtPct": {
      "type": "number",
      "description": "Management fee as a percent of effective gross income."
    }
  },
  "required": [
    "purchase",
    "rent"
  ]
}

DSCR calculator. NOI is rent times 12 times (1 minus vacancy) minus taxes, insurance, HOA, and other annual costs. Debt service is the fully amortizing payment times 12. DSCR is NOI divided by debt service. Max loan is the principal whose payment equals NOI divided by the target DSCR you pass. 1.25 is not assumed.

{
  "type": "object",
  "properties": {
    "monthlyRent": {
      "type": "number"
    },
    "vacancyPct": {
      "type": "number"
    },
    "taxesAnnual": {
      "type": "number"
    },
    "insuranceAnnual": {
      "type": "number"
    },
    "hoaAnnual": {
      "type": "number"
    },
    "otherAnnual": {
      "type": "number"
    },
    "loanAmount": {
      "type": "number"
    },
    "ratePct": {
      "type": "number"
    },
    "termYears": {
      "type": "number"
    },
    "targetDscr": {
      "type": "number",
      "description": "Optional. Omit it and max loan stays empty."
    }
  },
  "required": [
    "monthlyRent",
    "loanAmount",
    "ratePct",
    "termYears"
  ]
}

Fully amortizing mortgage schedule from the amortization calculator. Interest is rounded to the cent each month. Pass include_schedule true to get every row. Otherwise the tool returns the payment, payoff date, total interest, and total paid.

{
  "type": "object",
  "properties": {
    "principal": {
      "type": "number"
    },
    "annualRatePct": {
      "type": "number"
    },
    "years": {
      "type": "number"
    },
    "extraMonthly": {
      "type": "number"
    },
    "firstPaymentDate": {
      "type": "string",
      "description": "YYYY-MM-DD. Optional."
    },
    "include_schedule": {
      "type": "boolean"
    }
  },
  "required": [
    "principal",
    "annualRatePct",
    "years"
  ]
}

STR vs long-term comparison. Short-term revenue is nightly rate times occupied nights. Long-term rent is the monthly rent you pass, or, if you omit it, the ACS B25031 cell for that ZIP and bedroom when the sample has one, otherwise the HUD FMR for bedrooms 0 through 4. If neither source has a rent, pass monthly_rent. The tool does not invent one.

{
  "type": "object",
  "properties": {
    "nightlyRate": {
      "type": "number"
    },
    "occupancyPct": {
      "type": "number"
    },
    "platformFeePct": {
      "type": "number"
    },
    "avgNightsPerStay": {
      "type": "number"
    },
    "cleaningPerStay": {
      "type": "number"
    },
    "strMgmtPct": {
      "type": "number"
    },
    "monthlyRent": {
      "type": "number"
    },
    "vacancyPct": {
      "type": "number"
    },
    "ltrMgmtPct": {
      "type": "number"
    },
    "taxesAnnual": {
      "type": "number"
    },
    "insuranceAnnual": {
      "type": "number"
    },
    "hoaAnnual": {
      "type": "number"
    },
    "otherAnnual": {
      "type": "number"
    },
    "zip": {
      "type": "string"
    },
    "bedrooms": {
      "type": "integer",
      "minimum": 0,
      "maximum": 8
    }
  },
  "required": [
    "nightlyRate",
    "occupancyPct"
  ]
}

Lease renewal advisor. Market rent is estimate_rent for the ZIP. The recommended rent follows the page's gap bands: hold inside 5%, blend 65% of the gap when under market, blend 50% when over market. Turnover cost is the page's illustrative 1 to 2 months of current rent, not a measured local figure. If the rent estimate has no median, this tool stops.

{
  "type": "object",
  "properties": {
    "current_rent": {
      "type": "number"
    },
    "zip": {
      "type": "string"
    },
    "bedrooms": {
      "type": "integer",
      "minimum": 0,
      "maximum": 8,
      "default": 2
    },
    "property_type": {
      "type": "string",
      "enum": [
        "apartment",
        "single_family",
        "townhouse",
        "condo",
        "duplex_unit"
      ],
      "default": "apartment"
    }
  },
  "required": [
    "current_rent",
    "zip"
  ]
}

City rows stored in markets.json (the 15-city sample behind the rent-growth tracker and vacancy panel), plus the sample median and mean those pages compute. YoY, vacancy, and cap rate on each row are the file's labeled estimates. The 12-month illustration multiplies the stored 2-bedroom FMR by the script's CPI Shelter rate. It is not a metro forecast. An unknown city returns an error.

{
  "type": "object",
  "properties": {
    "slug": {
      "type": "string",
      "description": "Example: austin-tx. Omit to list every stored city."
    },
    "city": {
      "type": "string"
    },
    "state": {
      "type": "string"
    }
  }
}

Operating-expense lines as a percent of effective gross income, compared with the illustrative national bands in opex-benchmarks.json. Those bands are labeled illustrative in the file. They are not a metro measurement.

{
  "type": "object",
  "properties": {
    "mode": {
      "type": "string",
      "enum": [
        "annual",
        "monthly"
      ],
      "default": "annual"
    },
    "egi": {
      "type": "number",
      "description": "Annual effective gross income when mode is annual."
    },
    "monthly_rent": {
      "type": "number"
    },
    "vacancy_pct": {
      "type": "number"
    },
    "taxes": {
      "type": "number"
    },
    "insurance": {
      "type": "number"
    },
    "maintenance": {
      "type": "number"
    },
    "mgmt_mode": {
      "type": "string",
      "enum": [
        "pct",
        "dollars"
      ],
      "default": "pct"
    },
    "mgmt_pct": {
      "type": "number"
    },
    "mgmt_dollars": {
      "type": "number"
    }
  },
  "required": [
    "taxes",
    "insurance",
    "maintenance"
  ]
}

Census median rent, renter income, and HUD income limits stored for a state or county in rent-to-income.json. The ratio is the file's stored hundredths, which uses the site's half-up formula. A county that is not in the file returns an error.

{
  "type": "object",
  "properties": {
    "state": {
      "type": "string",
      "description": "State name or postal abbreviation."
    },
    "county": {
      "type": "string",
      "description": "County name, slug, or FIPS. Omit for the state summary."
    }
  },
  "required": [
    "state"
  ]
}

Gross rent yield stored for a state or county in gross-yield.json. The yield is the file's stored figure. A county that is not in the file returns an error.

{
  "type": "object",
  "properties": {
    "state": {
      "type": "string"
    },
    "county": {
      "type": "string",
      "description": "County name, slug, or FIPS. Omit for the state summary."
    }
  },
  "required": [
    "state"
  ]
}

Gross yield for a monthly rent and value you pass, using the site's half-up hundredths formula: floor((rent * 12 * 10000 + floor(value / 2)) / value). It does not look up a price.

{
  "type": "object",
  "properties": {
    "monthly_rent": {
      "type": "number"
    },
    "value": {
      "type": "number"
    }
  },
  "required": [
    "monthly_rent",
    "value"
  ]
}

Partial Form 8824 illustration from the 1031 calculator (lines 15, 16, 18, 19, 20, and 24 when line 23 equals line 20). Line 21 recapture is not computed. This is a planning illustration, not a filed return and not tax advice.

{
  "type": "object",
  "properties": {
    "salePrice": {
      "type": "number"
    },
    "exchangeExpenses": {
      "type": "number"
    },
    "adjustedBasis": {
      "type": "number"
    },
    "debtRelieved": {
      "type": "number"
    },
    "replacementPrice": {
      "type": "number"
    },
    "debtAssumed": {
      "type": "number"
    },
    "cashPaid": {
      "type": "number"
    },
    "otherReceived": {
      "type": "number"
    },
    "transferDate": {
      "type": "string",
      "description": "YYYY-MM-DD."
    },
    "returnDueDate": {
      "type": "string"
    },
    "receivedDate": {
      "type": "string"
    }
  },
  "required": [
    "salePrice",
    "transferDate"
  ]
}

Year-1 cost segregation worksheet. Land percent and cost-segregation percent are required because the form has no default for them. Bonus percent comes from tax-params.json when you pass acquired_date and placed_year. Otherwise it uses the form field's stored default. Estimates for planning; not tax advice.

{
  "type": "object",
  "properties": {
    "basis": {
      "type": "number"
    },
    "land_percent": {
      "type": "number"
    },
    "cost_seg_percent": {
      "type": "number"
    },
    "bonus_percent": {
      "type": "number"
    },
    "acquired_date": {
      "type": "string",
      "description": "YYYY-MM-DD. Used only to read the cited bonus percent."
    },
    "placed_year": {
      "type": "integer"
    },
    "placed_month": {
      "type": "integer",
      "minimum": 1,
      "maximum": 12
    },
    "short_life_years": {
      "type": "number"
    },
    "short_life_year1_percent": {
      "type": "number"
    },
    "building_recovery_years": {
      "type": "number"
    },
    "apply_bonus_anyway": {
      "type": "boolean"
    }
  },
  "required": [
    "basis",
    "land_percent",
    "cost_seg_percent"
  ]
}

Plain-English landlord-tenant digest stored in regulations.json for the cities that file covers. If the city is not in the file, the tool says so. Estimates for planning; not legal advice.

{
  "type": "object",
  "properties": {
    "slug": {
      "type": "string",
      "description": "Example: austin-tx. Omit to list stored slugs."
    },
    "city": {
      "type": "string"
    },
    "state": {
      "type": "string"
    }
  }
}