Rental Income Tax Estimator
Estimate your federal and state tax on rental income after all deductions, depreciation, and passive activity loss rules.
💰 Rental Income
Total rent if 100% occupied all year
📋 Deductible Expenses
Interest only — not principal
% of effective rent · = $2,280/yr
CPA, attorney
📉 Depreciation
Non-cash deduction — reduces taxes without reducing cash flow
Don't know your deduction? Use the depreciation calculator →
🧾 Your Tax Profile
Rental income is taxed at your ordinary income rate
Enter 0 for no state income tax
Used to determine passive loss allowance
You make management decisions (approve tenants, set rents)
Paper loss: −$5,380 — fully deductible, saves $1,453
Your rental loss offsets other income, reducing your tax bill.
Rental Income Statement
Tax Impact
Federal Tax Saved
−$1,184
State Tax Saved
−$269
Total Tax Saved
−$1,453
Passive Activity Loss Rules Applied
AGI ≤ $100K with active participation: up to $25,000 loss allowed.
Why depreciation is so powerful
Depreciation is a non-cash deduction — it reduces your taxable income without reducing your actual cash flow. At a 22% federal + 5% state rate, every $10,000 in depreciation saves you $2,700 in taxes. The IRS lets you deduct building value over 27.5 years (residential) even as the property may be appreciating.
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Rental Tax FAQs
What rental expenses are tax-deductible?
The IRS allows deductions for: mortgage interest (not principal), property taxes, insurance premiums, property management fees, repairs and maintenance (not capital improvements), HOA fees, advertising costs, professional fees (CPA, attorney), depreciation, travel to the property for management purposes, and home office if you manage the property from home. Capital improvements (new roof, HVAC replacement) are NOT immediately deductible — they're added to basis and depreciated.
How does depreciation reduce my rental taxes?
Depreciation is a non-cash deduction that reduces your taxable income without reducing your cash in hand. For a residential rental, you divide the building value (purchase price minus land value, plus improvements) by 27.5 years to get an annual deduction. On a $250,000 depreciable basis, that's $9,090/year in deductions. At a 25% combined tax rate, that saves you $2,273 per year in taxes while your property cash flow is unchanged.
What are Passive Activity Loss (PAL) rules?
The IRS generally classifies rental activity as passive. If your rental generates a loss (common when depreciation is included), you can only deduct that loss against other passive income — unless you qualify for an exception. Active participants with AGI under $100,000 can deduct up to $25,000 in rental losses against ordinary income. This $25,000 allowance phases out between $100,000–$150,000 AGI. Above $150K, losses carry forward to offset future rental income or gains when you sell.
What is the $25,000 rental loss allowance?
If you actively participate in your rental (you make management decisions — approving tenants, authorizing repairs, setting rents) and your AGI is $100,000 or less, you can deduct up to $25,000 in rental losses against your W-2 or other ordinary income. This is why many landlords show a tax loss on paper while still generating positive cash flow — depreciation creates the paper loss that reduces their overall tax bill.
Is rental income subject to self-employment tax?
No — rental income is generally not subject to the 15.3% self-employment tax that applies to business income. However, it may be subject to the 3.8% Net Investment Income Tax (NIIT) if your modified AGI exceeds $200,000 (single) or $250,000 (married filing jointly). Real Estate Professionals who materially participate may treat rental income as active, avoiding NIIT but complicating SE tax treatment.
What is the QBI deduction for rentals?
The Section 199A Qualified Business Income (QBI) deduction allows a 20% deduction on qualifying rental income, potentially reducing taxable rental income significantly. Whether your rental qualifies depends on whether it rises to the level of a 'trade or business' — the IRS has a safe harbor for rentals (250+ hours of services per year). Consult a CPA to determine if your rental qualifies, as this deduction can be substantial.
Tax disclaimer: This estimator is for educational purposes only and does not constitute tax advice. Tax situations vary significantly. Always consult a qualified CPA or tax professional for advice specific to your situation.