How to read this result
In the default example, average comparable rent is $3,000.00. Results describe this input scenario; they are not a recommendation.
Change one assumption at a time to see how it affects the scenario. Compare periods and cost definitions consistently. Negative results show a modeled shortfall; an unavailable ratio needs a valid denominator.
Formula and methodology
Average the three comparable monthly rents supplied by the user, then add a net monthly adjustment for differences between the subject and those comparables. This is a transparent estimate with no live listing feed.
Enter percentages as whole numbers: 5 means 5%. When used as a factor, the calculation divides a percentage by 100. Percentage outputs multiply the final ratio by 100. Calculations retain precision internally; displayed amounts and rates are rounded to two decimals.
Variables and input definitions
- Comparable rent 1 (USD/month)
- Monthly rent for first comparable. Minimum: 0.
- Comparable rent 2 (USD/month)
- Monthly rent for second comparable. Minimum: 0.
- Comparable rent 3 (USD/month)
- Monthly rent for third comparable. Minimum: 0.
- Net subject adjustment (USD/month)
- User-entered combined adjustment for size, condition, parking, utilities, amenities, etc.
Worked example
This example uses the exact prefilled inputs above. Reset defaults to restore this scenario after making changes.
| Item | Default scenario |
|---|---|
| Comparable rent 1 | $2,800.00 |
| Comparable rent 2 | $3,000.00 |
| Comparable rent 3 | $3,200.00 |
| Net subject adjustment | $100.00 |
| Item | Default scenario |
|---|---|
| Average comparable rent | $3,000.00 |
| Estimated subject rent | $3,100.00 |
Assumptions and limitations
Uses user-entered comparable data. It does not access MLS or live rental databases and is not an appraisal.
Results describe this input scenario; they are not a recommendation.
The tool uses values you supply. It does not retrieve market prices, verify leases or inspect a property. Results exclude items outside the listed inputs. Review local requirements and the relevant contract when a payment, fee or allocation depends on them.
Common mistakes
Compare similar lease terms, furnishing, location and unit condition. A concession or included utility can make advertised face rents look more comparable than their effective economics.
Sources and method references
These references provide context for the method and terminology. They do not endorse this tool or validate your property assumptions.
- Fannie Mae — Selling Guide B3-3.8-01, General Rental Income Information (09/02/2026)Current U.S. rental-income documentation context; comps/market rent and qualifying-income concepts.
- IRS — Instructions for Form 709 (2025) — real property valuationComparable-sales concept and adjusting for differences in date, size, condition and location.
Frequently asked questions
Does EstateCalcHub retrieve local rental listings?
No. You enter comparable rents and adjustments. The calculator does not access MLS, listing portals or a live market-rent database.
Can the subject adjustment be negative?
Yes. A negative adjustment reduces the average comparable rent, for example when the subject lacks an amenity included in the comparison rentals.