Finance category
Mortgage, loan, investing, tax, and money calculators.
Rent Roll Calculator
Build a rent roll for a duplex, triplex, quadplex, or small multifamily. Enter each unit's market rent and actual rent being collected — the calculator returns gross potential rent, effective gross income, physical occupancy, and loss to lease so you can underwrite or price the deal.
Unit mix
Add each unit with its market rent and the actual rent being collected. Toggle occupied status to track physical vacancy.
Laundry, parking, storage, pet rent, RUBS reimbursements, etc.
Effective gross income (annual)
$63,000
$5,250/mo
Gross potential rent (annual)
$84,000
at full market rent
Physical occupancy
75.0%
3 of 4 units
Economic vacancy
27.1%
vs gross potential
Rent roll summary
Physical occupancy is below 90%. Prioritize filling vacant units — a single turn at $1,700 is $20,400 of annual rent loss.
Gross scheduled rent (monthly)
$5,100
rent actually being collected
Vacancy loss (monthly)
$1,800
rent missed from vacant units
Loss to lease (monthly)
$100
below-market occupied rents
Average market rent
$1,750
Average occupied rent
$1,700
Vacant units
1
Effective gross income feeds directly into cap rate and DSCR underwriting — lenders use EGI, not gross potential rent. Loss-to-lease flags occupied units being charged below market: those are renewal pricing opportunities.
How to Use
- Start with the sample four-unit rent roll or click Add unit to expand up to 20 units.
- Fill in a unit label, market rent (what it could rent for today), and actual rent (what the current lease pays).
- Toggle the Occupied checkbox on vacant units — that drives physical occupancy and vacancy loss.
- Add other monthly income from laundry, parking, storage, pet rent, or RUBS reimbursements.
- Use the effective gross income number in cap rate, cash flow, and DSCR calculators to underwrite the property.
Frequently Asked Questions
What is gross potential rent versus gross scheduled rent?
Gross potential rent is what the property could earn if every unit rented at full market rate with zero vacancy. Gross scheduled rent is what the current leases are actually collecting. The gap between them is the combination of vacancy loss and loss to lease.
What is loss to lease?
Loss to lease is the difference between market rent and the rent an occupied unit is actually paying. Long-term tenants, below-market renewals, or rent-controlled units all create loss to lease. It is a visible renewal pricing opportunity at each lease expiration.
How is economic vacancy different from physical vacancy?
Physical vacancy counts empty units. Economic vacancy counts any lost rent — vacancy, concessions, bad debt, and loss to lease combined — as a percentage of gross potential rent. A fully occupied building can still have economic vacancy if rents are below market.
Why do lenders care about effective gross income?
Effective gross income is the top-line number lenders underwrite against for DSCR and NOI. They discount gross potential for realistic vacancy and include only actual rent, not market rent — this is why a stabilized rent roll matters more to lenders than a theoretical market estimate.
How many units can I add?
Up to 20 units per rent roll. For larger portfolios, run multiple rent rolls per property and combine the EGI into a single portfolio analysis.
Related Calculators
Cap Rate Calculator
Use effective gross income to compute NOI and cap rate for the property.
Rental Cash Flow Calculator
Layer detailed operating expenses and debt service on top of the rent roll to see monthly cash flow.
DSCR Calculator
Pressure-test whether property income covers the loan payment under lender DSCR minimums.
Vacancy Rate Calculator
Dive deeper into physical and economic vacancy metrics for the portfolio.
Gross Rent Multiplier Calculator
Screen the property against local comparables using price-to-annual-rent ratio.
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