Rent To Own Calculator: Know Your Move-In Numbers Before You Sign.
Run any rent-to-own (lease option) deal in under 60 seconds. Enter the purchase price, monthly payment, and market rent, then add your tenant-buyer's option deposit and watch what it does to your move-in cash, cash-on-cash return, and deal score. Free, no spreadsheet, works on your phone.
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How The Rent To Own Calculator Works
Three numbers start the analysis. The option deposit finishes it. Every result updates live as you type.
Enter 3 numbers
Purchase price, monthly payment (PITI), and market rent. Your monthly spread and deal score appear instantly.
Add the option deposit
Your tenant-buyer's non-refundable deposit, typically 5 to 10 percent of the purchase price. The calculator shows first month's rent, total move-in collection, and the cash you still have in the deal.
Compare both exits
The same deal side by side: standard rental vs rent-to-own. Move-in cash collected, cash-on-cash return, and monthly cash flow for each.
📊 The deal itself
- Purchase price & terms
- Monthly payment & PITI
- Spread vs. market rent
- Vacancy & maintenance stress test
- Deal score (0-100)
🚀 The rent-to-own numbers
- Option deposit & move-in total
- Cash still in deal after deposit
- Boosted cash-on-cash return
- Back-to-even timeline
- Extra move-in cash vs standard tenant
| Rental Exit | + Rent-to-Own Exit | |
|---|---|---|
| Monthly Cash Flow | $387 | $387 |
| Upfront Cash | $0 | +$18,000 |
| Cash-on-Cash Return | 8% | 37% |
| Deal Score | 74/100 | 91/100 |
Why The Option Deposit Changes The Whole Deal
The deposit is non-refundable at move-in and it comes off the cash you have in the deal.
Cash on day one
A tenant-buyer brings the option deposit plus first month's rent at move-in. A standard tenant brings first month's rent.
Your entry cost shrinks
The deposit recovers your down payment, closing costs, and repairs. On some deals it covers the entire cost of entry, and you are back to even on move-in day.
Your return multiplies
The same monthly cash flow measured against less cash in the deal means a higher cash-on-cash return. The calculator shows both numbers side by side.
Frequently Asked Questions
What is a rent to own deal for an investor?
In a rent-to-own (lease option) deal, you rent the property to a tenant-buyer who has the option to purchase it later at an agreed price. The tenant-buyer pays a non-refundable option deposit at move-in plus monthly rent, which gives you upfront cash on day one on top of your monthly cash flow.
What is an option deposit?
The option deposit is the upfront payment a rent-to-own buyer makes on move-in day, typically 5 to 10 percent of the purchase price. It is non-refundable, so it stays with you whether or not the tenant-buyer completes the purchase.
How does the calculator figure my move-in cash?
It adds the option deposit to the first month's rent to show your total move-in collection, then subtracts the deposit from your cost of entry to show the cash you still have in the deal. If the deposit covers your entire cost of entry, you are back to even on move-in day.
How does a rent to own deposit boost cash-on-cash return?
Cash-on-cash return is annual cash flow divided by the cash you have in the deal. The option deposit recovers part or all of that cash, so the same monthly cash flow is measured against a much smaller base. A single-digit return on a standard rental can become a very large one with a rent-to-own exit.
What if the tenant-buyer never buys the house?
The option deposit is non-refundable, so it stays with you either way. You keep the property, the deposit, and the rent collected, and you can offer the home to a new tenant-buyer.
Can I run rent to own numbers on a property I already own?
Yes. The calculator has an "I Already Own This" mode that shows the extra money a rent-to-own buyer puts in your pocket on move-in day compared to a standard rental tenant.
Is the rent to own calculator free?
Yes. Enter your name, email, and phone number and access is sent to you instantly. There is no paid version.
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