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Furnished Rental Calculator
Furnishing a rental opens the door to higher rates from traveling professionals and corporate tenants. This calculator sizes the upfront furnishing investment and the monthly premium that pays it back.
Furnishing investment
$15,500
Furnished monthly rent
$2,633
Monthly rent premium
$683
Payback in months
1 yr 11 mo
How the math works
Furnished rentals command 25–50% more rent than unfurnished. Target tenant pool shifts to traveling professionals, corporate relocations, and medical residents — who pay premium for turnkey housing.
Best furnished ROI comes from mid-term rentals (30+ days) rather than unfurnished year leases, since the premium compounds with shorter cycles. Budget for 15-20% replacement every 5 years on mid-tier furnishing.
How to Use
- Enter the unfurnished rent benchmark.
- Pick furnishing tier — basic through premium.
- Enter bedrooms.
- Set rent premium (35-50% is typical for furnished).
- Set target payback — 12-24 months is most common.
Frequently Asked Questions
What's a reasonable furnishing budget?
$4-6k per bedroom for mid-tier with $6-10k common areas. Total $14-22k for a typical 2-bedroom. Premium tiers scale 2x on quality and brand choices. Use IKEA, Wayfair, and Facebook Marketplace to stretch dollars.
Is furnishing depreciable?
Yes — 5-year MACRS for furniture, fixtures, appliances. Cost segregation can accelerate this. Bonus depreciation (where still available) can deduct 60-80% in year one.
What about turnover damage?
Budget 1-2% of furnishing value annually for wear-and-tear replacement. Higher for pet-friendly units. Security deposits and platform damage coverage (Airbnb AirCover) handle unusual incidents.
Related Calculators
Mid-Term Rental Calculator
Where furnished shines.
Short-Term Rental Calculator
Furnished STR.
Rental Cash Flow Calculator
Fold furnishing into cash flow.
Bonus Depreciation Calculator
Accelerate furniture depreciation.
Room Rental Calculator
Per-room furnished alternative.
Rental Property Calculator
Full rental deal.
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