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NIIT Calculator — Net Investment Income Tax

Calculate the 3.8% Net Investment Income Tax on rental income and capital gains for high earners.

📍 Property Address (optional)
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InputsShared
Income
W-2 / Ordinary Income
$
Net Rental Income
$
Capital Gains
$
Other Investment Income
$
Filing Status
Pro Forma — More Rental Income
Pro Forma Rental Income
$
As-IsCurrent
Enter values to see results
NIIT Owed
—
3.8% on NII
Net Investment Income
—
subject to NIIT
Threshold
—
Amount Over Threshold
—
NIIT Calculation
MAGI—
Filing Threshold—
Amount Over Threshold—
Net Investment Income—
NIIT Base (lesser of above)—
NIIT at 3.8%—
Income Breakdown
Net Rental Income—
Capital Gains—
Other Investment Income—
Pro FormaAfter plan
Enter values to see results
PF NIIT
—
more rental
PF NII
—
Extra NIIT
—
vs As-Is
Strategy
—
Pro Forma NIIT
Pro Forma Rental—
Pro Forma NII—
Pro Forma NIIT—
Additional NIIT—
Avoidance Strategies
Real Estate Professional—
Self-Rental Rule—
Active Participation—