Financial Model

Model a rental property's cash flow, loan, taxes, and sale over up to 10 years. See your returns instantly, then download a full PDF report.

1 Property

Property nameLocationProperty typeTax classSets the depreciation schedule.SizeMeasured inHolding period (years)How long you plan to own it before selling (1–10 years).

2 Purchase

Price set byPurchase price ($)Purchase cap rate (%)Price = Year 1 NOI ÷ cap rate, rounded to $1,000.Closing costs entered asClosing costsTitle, legal, inspections, and other purchase costs (not loan fees).Building vs. land splitOnly the building can be depreciated. Land can't.Building share (%)Assessed land value ($)Assessed building value ($)Building value ($)

3 Financing

1st mortgage

Loan amount set byLenders usually cap the loan at whichever limit is lower. Results are rounded down to $1,000.Loan amount ($)Max loan-to-value (%)Min debt coverage (DSCR)Year 1 NOI ÷ annual loan payments, e.g. 1.25.Interest rate (%)Amortization (years)Loan term (years)When the balance comes due.Payments per yearLoan fees entered asLoan fees

Add a 2nd mortgage

Loan amount ($)Interest rate (%)Amortization (years)Loan term (years)Payments per yearLoan fees entered asLoan fees

4 Income

Rent entered asYear 1 potential rent ($)Total rent if 100% leased, for the full year.Rent increase per year (%)

Vacancy & credit loss (%)Other income, Year 1 ($)Parking, laundry, fees, and similar income you actually collect.Other income increase (%)

5 Operating expenses

Expenses entered asDon't include loan payments or depreciation. Those are handled separately.Expenses (% of income)Year 1 expenses ($)Increase per year (%)Year 1 per unit/SF ($)Increase per year (%)

ExpenseEntered asYear 1Incr. %

6 Taxes, sale & target return

Income tax rate (%)Your top federal + state rate.Capital gains rate (%)Depreciation recapture rate (%)Federal maximum is 25% on real estate.Target return / discount rate (%)The yearly return you require. Used for NPV.Sale price set byExit cap rate (%)Selling costs entered asSelling costsCommissions, transfer taxes, legal.

Results

Your analysis

Annual cash flow

Before tax After tax

Where the return comes from

Yearly cash flow Sale proceeds

Before-tax dollars back, compared to the cash you put in.

Purchase & financing

Cash flow by year

Sale proceeds

Measures by year

IRR —See results ↓