How it works
How this tool works.
A higher market rent can look compelling until a vacant month, paint, cleaning, leasing, and the uncertainty of a new tenant enter the equation. The useful comparison is not the sticker rent; it is the first-year revenue after the costs of changing tenants.
This tool makes that comparison explicit. It models a renewal as twelve months at the offer, and a re-list as twelve months at your expected new rent less the vacancy days and turnover costs you enter.
Enter the current rent for context, the renewal offer, and the rent you expect from a new tenant.
Enter the number of days you expect the unit to be vacant and the turnover costs you expect if you re-list.
The tool subtracts the daily lost rent and turnover costs from the re-listing scenario.
Compare the two first-year totals alongside factors the calculator cannot price, such as a tenant’s payment history.
Make the result useful
Lease-renewal decision support
Current rent provides context for the renewal offer.
Renewal rent is the modeled recurring rent if the current tenant stays.
Market rent is the supportable expected rent after re-listing.
Vacancy days and turnover cost capture the modeled first-year friction of a new lease.
The assumptions that move this result
Renewal rent
Proposed rent for the current tenant.
Market rent
Expected new-tenant monthly rent.
Vacancy days
Modeled days without rent.
Turn cost
Cleaning, repair, and re-listing costs.
renewal annual rent versus market rent × 12 − vacancy lost rent − turnover cost
Use the output as a documented scenario result, not a guarantee.
Read the number in context
Worked scenario
Scenario: a $100 monthly increase may be less than a turn plus two vacant weeks.
Edge case
Edge case: a high market-rent assumption without demand evidence overstates re-list value.
Does not assess tenant quality, legal requirements, or fair-housing obligations.
Before you act
• Check lease and notice rules.
• Verify market evidence.
• Compare payment history and turn scope.
Worked formula
renewal annual rent versus market rent × 12 − vacancy lost rent − turnover cost
Is this a forecast?
No. It calculates the assumptions you enter.
Can it replace professional review?
No. Use current records and qualified advice.
What should I save?
Keep the assumptions and source records used for the decision.