Free tool · Real HUD 2025 data

Wondering what your tiny home rental's cash-flow would look like?

Instant cash-flow analysis for tiny homes, ADUs, and prefab rentals. Input any US ZIP code for a data-driven yield estimate in seconds.

Estimate your yield
› ~30 seconds · four fields
Your result will look like this ↓
Estimated monthly income
$1,775 – $2,650/mo
Cash-on-cash 12.4%
Powered by HUD FY2025 Fair Market Rents
Estimated monthly income
$1,200 – $1,900/mo
HUD FY2025 Fair Market Rents · loading…
HUD FY2025 Fair Market Rents · Published Oct 2025

The cash-flow math.

Estimated build cost ?$65K – $110K
Monthly rental income (midpoint) ?$1,550
Monthly financing cost ?$583
Monthly expenses (30% of gross) ?$465
Monthly cash flow$502
Annual cash flow$6,024
First-year return
12.4%
Cash-on-cash return
Your PERCH Yield12.4%
Single-family rental (this ZIP)6.2%
S&P 500 (10yr avg)10.0%
High-yield savings4.5%
› Nearby ZIPs · Real HUD FY2025 Small Area FMR (where available)
Geography: Zippopotam.us · Rents: HUD FY2025 SAFMR per-ZIP (9,176 ZIPs) · Non-SAFMR ZIPs marked "—"
› Your custom report

What comes next.

The numbers above are the summary. The full report is the story behind them — comparables, seasonality, taxes, expenses, and the builders in your ZIP.

The Full PERCH Yield Report

Your market market breakdown.

A deeper look at your rental market, seasonality, and the PERCH-certified builders serving your area.

i.Comparable rentals — last 6 months in your ZIP
ii.Seasonal income variance across STR high and low
iii.State tax treatment and depreciation basis
iv.Line-item expense stack — tax, insurance, maintenance, mgmt
v.Direct intro to PERCH-certified builders serving your area

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› Frequently Asked Questions

Tiny home rental income, answered.

How is rental yield calculated on this tool?
Rental yield here is annualized gross rent divided by property value, expressed as a percentage. Rent is HUD FY2025 Fair Market Rent for a 2-bedroom unit at the ZIP level (Small Area FMR) with metro fallback. Property value is Zillow Home Value Index at the state level. Both sources are updated at each PERCH quarterly release.
Does this work for tiny homes, ADUs, and container homes?
Yes. The yield calculation is product-class-agnostic — it reflects the rent-to-value ratio in your ZIP, which applies whether you're renting out a modular, tiny home, ADU, or container home. Bear in mind that build costs differ by class, which shifts your effective yield versus a traditional stick-built home.
What HUD data does the tool use?
US Department of Housing and Urban Development Fair Market Rents FY2025, including Small Area FMR (SAFMR) at the ZIP-code level for participating metros and metropolitan-area FMRs elsewhere. HUD rents are the federal standard used to determine Section 8 payment maximums.
Why does my ZIP show a different yield than my neighbor's?
HUD SAFMR values are set at the ZIP level within participating metros. Small differences in FMR-per-ZIP combined with the same state-level home value produce different yields. Outside SAFMR areas, all ZIPs in a metro share the same metropolitan FMR.
Is the yield gross or net?
Gross. This tool reports the rent-to-value ratio before operating expenses, financing costs, taxes, insurance, vacancy, or capital reserves. A common rule of thumb: net yield lands 30-40% below gross yield for a well-managed single-family rental. Modular and tiny home rentals often have lower operating cost floors.
Can I use this for backyard ADU rental estimates?
Yes — the tool ranks yield by state and ZIP for the exact use case of renting a small unit on residential land. For ADU-specific legality (whether short-term or long-term rental is permitted in your municipality), pair this tool with the PERCH ADU guides for your state.
Does PERCH sell my data if I use this tool?
No. The Yield tool is fully client-side — nothing you enter is stored, tracked, or sold. If you drop your email in the report request form at the end, that email joins the PERCH Yield newsletter only. Unsubscribe anytime with a single click.
How often is the data updated?
HUD FMR releases annually (October). Zillow ZHVI updates monthly. PERCH refreshes the underlying data at each quarterly Index release. The next update is scheduled for October 8, 2026 with FY2026 HUD FMR.
We want you to have real numbers, not hype. These estimates blend HUD FY2025 Fair Market Rents (Small Area FMR per-ZIP where available, metro-level otherwise), US Census ZCTA housing values, live short-term nightly-rate + occupancy signals, live long-term rental-listing comps, and PERCH-certified builder averages. Actual returns vary by property, market conditions, financing, and management. This is not financial or tax advice. Consult licensed professionals before investing.