Free calculator
Rent concession calculator
Turn free rent and move-in credits into an effective monthly rent across the lease term, using your own terms and dollar amounts.
The short answer
Last updated: July 2026
Effective rent spreads a concession across the full lease term. Subtract the total free-rent or move-in credit from scheduled lease rent, then divide by the number of months in the lease. For a $2,200, 12-month lease with one free month, effective rent is $2,016.67 per month.
After the estimate:
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See the effective rent after a concession.
Enter the advertised monthly rent and lease term, then the concession as free months, a dollar credit, or a percent of the lease. The calculator spreads it over the full term.
Advertised monthly rent
$
Lease term
months
Whole months; partial months are rounded down.
Concession type
Free months
Dollar credit
% of lease
Free months
months
Free months are valued at the advertised monthly rent.
Input-driven result
Your inputs
Formula
Result below
Effective monthly rent
$2,016.67
Total discount
8.3%
Less than advertised
$183.33/mo
Show the math
1. $2,200.00 × 12 months = $26,400.00 scheduled lease rent.
2. 1 free month(s) × $2,200.00 = $2,200.00 concession.
3. $26,400.00 − $2,200.00 = $24,200.00 net rent over the lease.
4. $24,200.00 ÷ 12 months = $2,016.67 effective monthly rent.
Estimate based on your inputs. Not a promise of results.
This shows an averaged lease-term rent. It does not determine how a concession should be written into a lease or how it affects renewals, fees, taxes, or local disclosures.
How it works
How this tool works.
“One month free” changes the economics of a lease even when the advertised rent does not change. Comparing only the sticker price makes it hard to see what the owner actually collects or what the renter is effectively paying over the full term.
Enter the monthly rent, term, and total concession. The calculator converts them to one averaged monthly effective rent, so a free month and a cash credit can be compared on the same basis.
Make the result useful
Rent-concession economics
Advertised rent is the stated recurring lease amount before concessions.
Lease term is the period across which the concession is economically spread.
Concession is the total free-rent or credit amount, not a percentage guess.
Effective rent is useful for comparisons but does not replace the lease’s stated payment schedule.
Calculation lens
effective rent = (monthly rent × term − concession) ÷ term
Use the output as a documented scenario result, not a guarantee.
Does not draft concession language or determine lease enforceability.
Questions landlords ask
Questions about this tool and its limits.
Built by a landlord who's done every one of these jobs by hand.
Aptoria was built by an owner-operator managing a Brooklyn portfolio — the 11pm calls, the awkward rent texts, the April receipt-pile — not by a software team guessing at the problem.
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