Bay Area Rental Property Calculator
Informational only — not tax, legal, or financial advice. Rules and rates reflect best-effort research as of early 2026; verify with a CPA/EA before acting. All calculations run locally in your browser; nothing is sent anywhere.
Property
City
Auto-fills transfer tax & typical prop tax rate
San Francisco
Daly City
Custom / Other
Purchase price ($)
Property type
Used for rent-control applicability notes
Single-family home
Condo
2–4 unit
Year built
Expected monthly rent ($)
Gross, before vacancy
HOA ($ / month)
Mello-Roos ($ / year)
Special assessment; usually 0 in SF/Daly City
Owned in LLC/corp?
Affects SFH rent-control exemption under AB 1482
Financing
Loan type
Fixed-rate
ARM (adjustable)
Down payment (%)
Investment loans: 20–25% min
Rate (%)
Initial fixed-period rate for ARM. Investment ARMs ~50–75 bps below fixed.
Term (years)
ARM fixed period (yrs)
Years before first reset (5/6, 7/6, 10/6)
5
7
10
Expected fully-indexed rate (%)
Where you think index + margin lands at first reset
Initial adjustment cap (%)
Max change at first reset (typical 2.0)
Periodic adjustment cap (%)
Max change at each subsequent adjustment (typical 1.0)
Lifetime cap above initial (%)
Max rate ever (typical 5.0 above initial)
Points (%)
Prepaid interest; amortized over loan life
Other closing costs (% of price)
Lender fees, title, escrow, inspection
Operating assumptions
Vacancy (% of gross rent)
Maintenance (% of price / yr)
Long-run reserve for roof/HVAC/paint/etc. SFH ~0.7%, condo ~0.4% (HOA covers exterior).
Maintenance override ($ / yr)
Leave blank to use the % above. Structure cost doesn't scale with price 1:1, so entering an absolute $ may be more honest.
Property management (% of rent)
0 if self-managed
Landlord insurance ($ / yr)
Default = 0.35% of price
Effective property tax rate (%)
Prop 13: 1% base + local; auto-filled by city
Rent growth (% / yr)
Expense inflation (% / yr)
Appreciation (% / yr)
Long-run Bay Area nominal ~4–5%
Tax profile
Filing status
Married filing jointly
Single
Head of household
Household AGI ($)
Affects PAL phaseout & NIIT trigger
Federal marginal rate (%)
CA marginal rate (%)
Top CA rate 13.3% (+1% MHT over $1M)
Federal LTCG rate (%)
15% or 20% depending on income
Apply 3.8% NIIT
Typically yes if AGI > $200k single / $250k MFJ
Real estate professional
750+ hrs/yr, >50% of personal services — disables PAL limits
Land allocation (% of price)
Land isn't depreciable; typical Bay Area 25–40%
Claim 20% QBI deduction
Requires Rev Proc 2019-38 safe harbor (250+ hrs of rental services, separate books)
Hold & exit
Hold period (years)
Selling costs (% of sale)
Commission + escrow (transfer tax added separately)
Discount rate for NPV (%)
Your hurdle rate / opportunity cost. 7–10% is typical.
Exit scenario (for headline IRR)
Outright sale
— pay cap gains, recapture, NIIT, CA tax
1031 exchange
— defer all tax into next investment property
Hold to step-up basis
— heirs inherit at FMV; zero income tax on gain
1031 replacement property is in California
If unchecked, CA Form 3840 "clawback" follows you indefinitely
Summary
ARM scenarios — expected vs worst-case rate path
Flags & notes
Year 1 P&L
Equity & property value over hold period
After-tax cash flow by year
Exit scenarios side-by-side (year
)
Year-by-year detail