A professional pro forma, without the spreadsheet.
Most buyers judge a vacation rental by its nightly rate. The numbers that decide whether it pays are occupancy, county property tax, HOA dues, insurance, management and the mortgage. This calculator puts all of them on one page.
Tell us the property
Address, price, size, how you plan to finance it, HOA dues and how many nights you will use it yourself.
We pull the market
Nightly rates and occupancy from the trailing twelve months of comparable vacation rentals near that address, matched by bedrooms, baths and guests.
See the bottom line
Gross rent, every expense, net operating income and cash flow after the mortgage, in three scenarios you can adjust line by line.
Register once. Run any property.
The calculator is free. Registration lets us keep the market data current and lets our team answer questions about any property you analyze.
- Estimates from comparable vacation rentals near your address
- Hawaiʻi County property tax calculated by tier
- Conservative, typical and strong scenarios
- Printable results to share with your lender or advisor
Your results
Pro forma
Revenue by month
Show as a table
The market near this address
In plain English
Adjust the assumptions
Changes update the results instantly. Clear a field to restore its default.
Broker, The Hawaii Team · Keller Williams Big Island
Talk through this property.
Is the rate realistic for this building? Is it eligible to rent short-term? What would I offer? Call or email and I will give you a straight answer.
See how Big Island Stays would manage it.
One dedicated, commission-based manager per home, 24/7 guest support and occupancy that beat local competitors in 2026. A 30-minute consultation, at no cost.
Estimates only. Rental revenue estimates are provided by AirROI from the trailing twelve-month performance of comparable short-term rentals near the address and are not a guarantee of future results. Revenue is shown net of guest-paid Hawaiʻi GET and TAT and cleaning fees. Property tax uses Hawaiʻi County FY2026–27 non-homeowner residential rates applied to the purchase price; insurance, utilities and other costs are estimates. The calculator does not determine whether a property is eligible for short-term rental use under county zoning and registration rules. This is not financial, tax or legal advice; consult your lender, CPA and attorney before you buy.
How the calculator works
Where do the rental income estimates come from?
Nightly rate, occupancy and annual revenue come from AirROI, which analyzes the actual trailing-twelve-month performance of comparable vacation rentals near the address you enter, matched by bedrooms, bathrooms and guest capacity.
What do the conservative, typical and strong scenarios mean?
They are the 25th, 50th and 75th percentiles of comparable rentals nearby. Typical is the middle of the market. Strong reflects homes in the top quarter, which is where well-presented, professionally managed homes tend to perform.
How is property tax calculated?
The calculator applies Hawaiʻi County's fiscal year 2026–27 rates for non-owner-occupied residential property to the purchase price: $11.10 per $1,000 on the first $2 million, $14.50 on the portion from $2 million to $4 million, and $17.00 above $4 million. Your actual assessment may differ.
Are GET and TAT included?
No. Hawaiʻi general excise tax and transient accommodations tax are charged to guests on top of the nightly rate and remitted by the host or manager, so revenue in the calculator is shown net of those taxes. Cleaning fees are also guest-paid and excluded.
Why does insurance vary so much?
A condominium owner insures from the walls in, often under $2,000 a year. A single-family home, especially near the ocean, can cost $10,000 to $15,000 or more. The calculator estimates $1,800 a year for condos and 0.5% of the purchase price for homes; get a quote before you buy.
What management fee does the calculator assume?
It assumes 25% of gross rental revenue for full-service vacation rental management including marketing. You can change it.
Does the calculator confirm a property can be used as a vacation rental?
No. Short-term rental eligibility on Hawaiʻi Island depends on zoning and county registration. Confirm a property's status with your agent before you buy.
Is the calculator free?
Yes. Register once with your name and email to unlock it. It costs nothing, and The Hawaii Team never sells your information.