Free Investment Property Cash-Flow Calculator

Maverick's Cash-Flow Calculator

DISCLAIMER

OPEN

This calculator is for recreational use only and is NOT financial or accounting software. There are a litany of variables that may be relevant to determining your individual tax obligations, financial performance and investment returns on a rental property that are NOT factored into this calculator. By using this calculator, you understand that the numbers herein are NOT specific projections of what your returns will actually be, and you agree that it is YOUR DUTY to consult with your own tax and financial professionals about the evaluation, risk assessment, realistic financial expectations, and actual tax obligations associated with any real estate investment. You also understand that ALL real estate investing involves risk, which buyer assumes 100%, and that no specific returns can ever be guaranteed by anyone.

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Investor Inputs
Purchase
Monthly Cashflow
Tax Benefits
Financial Analysis

INSTRUCTIONS

Click into any Investor INPUTS (THE ORANGE FIELDS) to modify.

Click any field LABEL to view a definition.

Click CALCULATE to update financial calculations on ALL TABS.

Purchase
Purchase Price
Fair Market Value
Down Payment Percent
Depreciable Closing Costs
Lender Fees / Points
Mortgage Interest Rate

Monthly Cashflow
Gross Scheduled Rent
Vacancy Estimate (% of Gross Rent)
Property Taxes
Insurance
Prop. Management Fee (% of Gross Rent)
Maintenance Estimate (% of Gross Rent)
Owner-Paid Utilities / Landscaping
Other Expense

Tax Benefits
Your Marginal Federal Income Tax Bracket
Value of Land as % of Purchase Price

Future Assumptions
Annual Home Price Appreciation %
Annual Rent Increase % (Start Yr 2)
Cost to Sell (% of the Property's Fair Market Value at the Time of Sale)
Annual Property Tax Increase % (Start Yr 2)
Annual Insurance Increase % (Start Yr 2)
Other Expense Annual Increase % (Start Yr 2)
Annual Owner-Paid Utilities / Landscaping Increase % (Start Yr 2)
Capital Improvement Estimate as % of Gross Rent (Start Yr 2)

INSTRUCTIONS

Click into any Investor INPUTS (THE ORANGE FIELDS) to modify.

Click any field LABEL to view a definition.

Click CALCULATE to update financial calculations on ALL TABS.

Cash to Purchase
Purchase Price	$150,000
Fair Market Value	$150,000
Down Payment Amount	$30,000
Depreciable Closing Costs	$3,000
Lender Fees / Points	$3,000
Total Cash Invested	$36,000
Total Equity at Purchase	$30,000

Morgage Calculation
Loan Amount	$120,000
Monthly Mortgage Payment	$644
First Year Mortgage Principal Paid Down	$1,770
First Year Mortgage Interest Paid	$5,960

INSTRUCTIONS

Click into any Investor INPUTS (THE ORANGE FIELDS) to modify.

Click any field LABEL to view a definition.

Click CALCULATE to update financial calculations on ALL TABS.

First Year Monthly Cashflow
Gross Scheduled Rent	$1,250
Vacancy Estimate	$88
Gross Operating Income	$1,163
Property Taxes	$150
Insurance	$50
Other Expense	$0
Owner-Paid Utilities / Landscaping	$0
Property Management Fee	$125
Maintenance Estimate	$63
Total Operating Expenses	$388
Net Operating Income (NOI)	$775
Mortgage Payment	$644
Cash Flow Before Taxes	$131
Gross Rent Multiplier (GRM)	10
Rent to Value Ratio (RV Ratio)	0.8%
Capitalization Rate (Cap Rate)	6.2%
Cash on Cash Return	4.4%

INSTRUCTIONS

Click into any Investor INPUTS (THE ORANGE FIELDS) to modify.

Click any field LABEL to view a definition.

Click CALCULATE to update financial calculations on ALL TABS.

Tax Benefits
Value of (Non-Depreciable) Land	$15,000
Value of (Depreciable) Property Structure	$135,000
Depreciable "Cost Basis" at Purchase	$138,000
Annual Straight Line Depreciation of Cost Basis	$5,018
Annual Depreciation of Lender Fees / Costs	$100
First Year Total Depreciation	$5,118
First Year Taxable Income Before Depreciation	$3,340
First Year Taxable Income Offset by Depreciation	$3,340
First Year Remaining Taxable Income After Depreciation	$0
First Year Federal Income Taxes Owed on Rental Income	$0
First Year Tax Savings from Depreciation on Rental Income	$1,069
First Year Left Over Depreciation	$1,778

INSTRUCTIONS

Click into any Investor INPUTS (THE ORANGE FIELDS) to modify.

Click any field LABEL to view a definition.

Click CALCULATE to update financial calculations on ALL TABS.

(Swipe left or right to scroll horizontally)

Annual Income	Year 1	Year 2	Year 3	Year 4	Year 5	Year 6	Year 7	Year 8	Year 9	Year 10	Year 11	Year 12	Year 13	Year 14	Year 15	Year 16	Year 17	Year 18	Year 19	Year 20	Year 21	Year 22	Year 23	Year 24	Year 25	Year 26	Year 27	Year 28	Year 29	Year 30
Gross Scheduled Rent	$15,000	$15,300	$15,606	$15,918	$16,236	$16,561	$16,892	$17,230	$17,575	$17,926	$18,285	$18,651	$19,024	$19,404	$19,792	$20,188	$20,592	$21,004	$21,424	$21,852	$22,289	$22,735	$23,190	$23,653	$24,127	$24,609	$25,101	$25,603	$26,115	$26,638
Vacancy Loss	$1,050	$1,071	$1,092	$1,114	$1,137	$1,159	$1,182	$1,206	$1,230	$1,255	$1,280	$1,306	$1,332	$1,358	$1,385	$1,413	$1,441	$1,470	$1,500	$1,530	$1,560	$1,591	$1,623	$1,656	$1,689	$1,723	$1,757	$1,792	$1,828	$1,865
Gross Operating Income	$13,950	$14,229	$14,514	$14,804	$15,100	$15,402	$15,710	$16,024	$16,345	$16,672	$17,005	$17,345	$17,692	$18,046	$18,407	$18,775	$19,150	$19,533	$19,924	$20,323	$20,729	$21,144	$21,566	$21,998	$22,438	$22,886	$23,344	$23,811	$24,287	$24,773

Annual Operating Expenses	Year 1	Year 2	Year 3	Year 4	Year 5	Year 6	Year 7	Year 8	Year 9	Year 10	Year 11	Year 12	Year 13	Year 14	Year 15	Year 16	Year 17	Year 18	Year 19	Year 20	Year 21	Year 22	Year 23	Year 24	Year 25	Year 26	Year 27	Year 28	Year 29	Year 30
Property Taxes	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800	$1,800
Insurance	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600	$600
Maintenance Assumption	$750	$765	$780	$796	$812	$828	$845	$862	$879	$896	$914	$933	$951	$970	$990	$1,009	$1,030	$1,050	$1,071	$1,093	$1,114	$1,137	$1,159	$1,183	$1,206	$1,230	$1,255	$1,280	$1,306	$1,332
Property Management	$1,500	$1,530	$1,561	$1,592	$1,624	$1,656	$1,689	$1,723	$1,757	$1,793	$1,828	$1,865	$1,902	$1,940	$1,979	$2,019	$2,059	$2,100	$2,142	$2,185	$2,229	$2,273	$2,319	$2,365	$2,413	$2,461	$2,510	$2,560	$2,612	$2,664
Owner-Paid Utilities / Landscaping	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0
Other Expense	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0
Total Operating Expenses	$4,650	$4,695	$4,741	$4,788	$4,835	$4,884	$4,934	$4,985	$5,036	$5,089	$5,143	$5,198	$5,254	$5,311	$5,369	$5,428	$5,489	$5,551	$5,614	$5,678	$5,743	$5,810	$5,878	$5,948	$6,019	$6,091	$6,165	$6,240	$6,317	$6,396

Annual Debt Service	Year 1	Year 2	Year 3	Year 4	Year 5	Year 6	Year 7	Year 8	Year 9	Year 10	Year 11	Year 12	Year 13	Year 14	Year 15	Year 16	Year 17	Year 18	Year 19	Year 20	Year 21	Year 22	Year 23	Year 24	Year 25	Year 26	Year 27	Year 28	Year 29	Year 30
Debt Service	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730	$7,730
Mortgage Balance at Year End	$118,230	$116,369	$114,412	$112,356	$110,194	$107,922	$105,534	$103,023	$100,384	$97,610	$94,695	$91,629	$88,408	$85,021	$81,461	$77,719	$73,785	$69,650	$65,304	$60,735	$55,932	$50,884	$45,577	$39,999	$34,136	$27,972	$21,494	$14,684	$7,525	-
Debt Service Coverage Ratio	1.2%	1.23%	1.26%	1.3%	1.33%	1.36%	1.39%	1.43%	1.46%	1.5%	1.53%	1.57%	1.61%	1.65%	1.69%	1.73%	1.77%	1.81%	1.85%	1.89%	1.94%	1.98%	2.03%	2.08%	2.12%	2.17%	2.22%	2.27%	2.32%	2.38%

Annual Capital Improvements	Year 1	Year 2	Year 3	Year 4	Year 5	Year 6	Year 7	Year 8	Year 9	Year 10	Year 11	Year 12	Year 13	Year 14	Year 15	Year 16	Year 17	Year 18	Year 19	Year 20	Year 21	Year 22	Year 23	Year 24	Year 25	Year 26	Year 27	Year 28	Year 29	Year 30
Capital Improvements	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0

Annual Cash Flow Analysis	Year 1	Year 2	Year 3	Year 4	Year 5	Year 6	Year 7	Year 8	Year 9	Year 10	Year 11	Year 12	Year 13	Year 14	Year 15	Year 16	Year 17	Year 18	Year 19	Year 20	Year 21	Year 22	Year 23	Year 24	Year 25	Year 26	Year 27	Year 28	Year 29	Year 30
Net Operating Income	$9,300	$9,534	$9,773	$10,016	$10,264	$10,518	$10,776	$11,040	$11,308	$11,583	$11,862	$12,147	$12,438	$12,735	$13,038	$13,347	$13,662	$13,983	$14,310	$14,645	$14,986	$15,333	$15,688	$16,050	$16,419	$16,795	$17,179	$17,571	$17,970	$18,377
Capitalization Rate	6.2%	6.4%	6.5%	6.7%	6.8%	7%	7.2%	7.4%	7.5%	7.7%	7.9%	8.1%	8.3%	8.5%	8.7%	8.9%	9.1%	9.3%	9.5%	9.8%	10%	10.2%	10.5%	10.7%	10.9%	11.2%	11.5%	11.7%	12%	12.3%
Cash Flow Before Taxes	$1,570	$1,804	$2,042	$2,286	$2,534	$2,788	$3,046	$3,309	$3,578	$3,852	$4,132	$4,417	$4,708	$5,005	$5,308	$5,616	$5,931	$6,253	$6,580	$6,914	$7,255	$7,603	$7,958	$8,319	$8,688	$9,065	$9,449	$9,840	$10,240	$10,647
Cash on Cash Return	4.4%	5%	5.7%	6.3%	7%	7.7%	8.5%	9.2%	9.9%	10.7%	11.5%	12.3%	13.1%	13.9%	14.7%	15.6%	16.5%	17.4%	18.3%	19.2%	20.2%	21.1%	22.1%	23.1%	24.1%	25.2%	26.2%	27.3%	28.4%	29.6%

Annual Equity Accumulation	Year 1	Year 2	Year 3	Year 4	Year 5	Year 6	Year 7	Year 8	Year 9	Year 10	Year 11	Year 12	Year 13	Year 14	Year 15	Year 16	Year 17	Year 18	Year 19	Year 20	Year 21	Year 22	Year 23	Year 24	Year 25	Year 26	Year 27	Year 28	Year 29	Year 30
Property Appreciation	$6,000	$6,240	$6,490	$6,749	$7,019	$7,300	$7,592	$7,896	$8,211	$8,540	$8,881	$9,237	$9,606	$9,990	$10,390	$10,806	$11,238	$11,687	$12,155	$12,641	$13,147	$13,673	$14,220	$14,788	$15,380	$15,995	$16,635	$17,300	$17,992	$18,712
Mortgage Principal Pay Down	$1,770	$1,861	$1,956	$2,056	$2,162	$2,272	$2,388	$2,511	$2,639	$2,774	$2,916	$3,065	$3,222	$3,387	$3,560	$3,742	$3,934	$4,135	$4,346	$4,569	$4,803	$5,048	$5,307	$5,578	$5,863	$6,163	$6,479	$6,810	$7,159	$7,525
Total Equity Growth	$7,770	$8,101	$8,446	$8,805	$9,181	$9,572	$9,980	$10,406	$10,850	$11,314	$11,797	$12,302	$12,828	$13,377	$13,950	$14,548	$15,172	$15,822	$16,501	$17,210	$17,949	$18,721	$19,526	$20,366	$21,243	$22,158	$23,114	$24,110	$25,151	$26,237

Annual Tax Savings From Depreciation	Year 1	Year 2	Year 3	Year 4	Year 5	Year 6	Year 7	Year 8	Year 9	Year 10	Year 11	Year 12	Year 13	Year 14	Year 15	Year 16	Year 17	Year 18	Year 19	Year 20	Year 21	Year 22	Year 23	Year 24	Year 25	Year 26	Year 27	Year 28	Year 29	Year 30
Straight Line Depreciation of Cost Basis	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$5,118	$2,559	$0	$0
Straight Line Depreciaiton of Lender Fees / Points	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100	$100
Total Straight Line Depreciation	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$2,659	$100	$100
Taxable Income Before Depreciation	$3,340	$3,665	$3,999	$4,342	$4,696	$5,060	$5,434	$5,820	$6,217	$6,626	$7,048	$7,482	$7,930	$8,392	$8,868	$9,359	$9,865	$10,387	$10,927	$11,483	$12,058	$12,651	$13,264	$13,898	$14,552	$15,228	$15,928	$16,651	$17,398	$18,172
Carry Forward Loss From Depreciation	$1,878	$3,431	$4,651	$5,527	$6,049	$6,208	$5,992	$5,390	$4,391	$2,983	$1,153	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0
Taxable Income Offset by Depreciation	$3,340	$3,665	$3,999	$4,342	$4,696	$5,060	$5,434	$5,820	$6,217	$6,626	$7,048	$6,371	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$5,218	$2,659	$100	$100
Remaining Taxable Income After Depreciation	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$1,111	$2,712	$3,174	$3,650	$4,140	$4,647	$5,169	$5,709	$6,265	$6,840	$7,433	$8,046	$8,679	$9,334	$10,010	$10,709	$13,991	$17,298	$18,072
Federal Income Tax Owed on Rental Income	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$356	$868	$1,016	$1,168	$1,325	$1,487	$1,654	$1,827	$2,005	$2,189	$2,379	$2,575	$2,777	$2,987	$3,203	$3,427	$4,477	$5,535	$5,783
Tax Savings from Depreciation	$1,069	$1,173	$1,280	$1,390	$1,503	$1,619	$1,739	$1,862	$1,989	$2,120	$2,255	$2,039	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$1,670	$851	$32	$32
Cash Flow After Taxes	$1,570	$1,804	$2,042	$2,286	$2,534	$2,788	$3,046	$3,309	$3,578	$3,852	$4,132	$4,062	$3,840	$3,989	$4,140	$4,291	$4,444	$4,598	$4,754	$4,910	$5,067	$5,224	$5,383	$5,542	$5,702	$5,862	$6,022	$5,363	$4,704	$4,864

Performance Over Time	Year 1	Year 2	Year 3	Year 4	Year 5	Year 6	Year 7	Year 8	Year 9	Year 10	Year 11	Year 12	Year 13	Year 14	Year 15	Year 16	Year 17	Year 18	Year 19	Year 20	Year 21	Year 22	Year 23	Year 24	Year 25	Year 26	Year 27	Year 28	Year 29	Year 30
Fair Market Property Value at Year End	$156,000	$162,240	$168,730	$175,479	$182,498	$189,798	$197,390	$205,285	$213,497	$222,037	$230,918	$240,155	$249,761	$259,751	$270,142	$280,947	$292,185	$303,872	$316,027	$328,668	$341,815	$355,488	$369,707	$384,496	$399,875	$415,870	$432,505	$449,805	$467,798	$486,510
Cumulative Appreciation	$6,000	$12,240	$18,730	$25,479	$32,498	$39,798	$47,390	$55,285	$63,497	$72,037	$80,918	$90,155	$99,761	$109,751	$120,142	$130,947	$142,185	$153,872	$166,027	$178,668	$191,815	$205,488	$219,707	$234,496	$249,875	$265,870	$282,505	$299,805	$317,798	$336,510
Cumulative Mortgage Principal Paydown	$1,770	$3,631	$5,588	$7,644	$9,806	$12,078	$14,466	$16,977	$19,616	$22,390	$25,305	$28,371	$31,592	$34,979	$38,539	$42,281	$46,215	$50,350	$54,696	$59,265	$64,068	$69,116	$74,423	$80,001	$85,864	$92,028	$98,506	$105,316	$112,475	$120,000
Total Cumulative Equity	$37,770	$45,871	$54,317	$63,123	$72,303	$81,875	$91,856	$102,262	$113,112	$124,426	$136,224	$148,525	$161,354	$174,731	$188,681	$203,229	$218,400	$234,223	$250,724	$267,934	$285,883	$304,604	$324,130	$344,496	$365,740	$387,898	$411,012	$435,122	$460,273	$486,510
Cumulative Cash Flow Before Taxes	$1,570	$3,374	$5,416	$7,702	$10,236	$13,024	$16,069	$19,379	$22,957	$26,809	$30,941	$35,359	$40,067	$45,072	$50,380	$55,996	$61,927	$68,180	$74,760	$81,675	$88,930	$96,533	$104,491	$112,810	$121,499	$130,564	$140,012	$149,853	$160,092	$170,740
Cumulative Tax Savings From Depreciation	$1,069	$2,242	$3,521	$4,911	$6,413	$8,032	$9,771	$11,634	$13,623	$15,744	$17,999	$20,038	$21,708	$23,377	$25,047	$26,717	$28,387	$30,057	$31,727	$33,396	$35,066	$36,736	$38,406	$40,076	$41,745	$43,415	$45,085	$45,936	$45,968	$46,000
Cumulative Cash Flow After Taxes	$1,570	$3,374	$5,416	$7,702	$10,236	$13,024	$16,069	$19,379	$22,957	$26,809	$30,941	$35,003	$38,844	$42,833	$46,973	$51,264	$55,709	$60,307	$65,061	$69,970	$75,037	$80,261	$85,644	$91,186	$96,888	$102,750	$108,771	$114,135	$118,839	$123,703
Total Net Profit if Sold	-	$266	$10,235	$20,786	$31,940	$43,715	$56,134	$69,218	$82,990	$97,473	$112,692	$128,316	$144,216	$160,784	$178,042	$196,017	$214,734	$234,220	$254,502	$275,610	$297,575	$320,426	$344,198	$368,923	$394,638	$421,378	$449,183	$477,272	$505,688	$535,292
Total Return on Investment if Sold	-	0.74%	28.43%	57.74%	88.72%	121.43%	155.93%	192.27%	230.53%	270.76%	313.03%	356.43%	400.6%	446.62%	494.56%	544.49%	596.48%	650.61%	706.95%	765.58%	826.6%	890.07%	956.1%	1024.79%	1096.22%	1170.49%	1247.73%	1325.76%	1404.69%	1486.92%
Before-Tax Return on Investment if Held	25.9%	27.5%	29.1%	30.8%	32.5%	34.3%	36.2%	38.1%	40.1%	42.1%	44.2%	46.4%	48.7%	51.1%	53.5%	56%	58.6%	61.3%	64.1%	67%	70%	73.1%	76.3%	79.7%	83.1%	86.7%	90.5%	94.3%	98.3%	102.5%
After-Tax Return on Investment if Held	25.9%	27.5%	29.1%	30.8%	32.5%	34.3%	36.2%	38.1%	40.1%	42.1%	44.2%	45.5%	46.3%	48.2%	50.2%	52.3%	54.5%	56.7%	59%	61.4%	63.9%	66.5%	69.2%	72%	74.8%	77.8%	80.9%	81.9%	82.9%	86.4%
Internal Rate of Return (IRR)	-	0.4%	9.1%	12.8%	14.5%	15.4%	15.8%	15.9%	16%	15.9%	15.8%	15.6%	15.5%	15.3%	15.1%	14.9%	14.8%	14.6%	14.5%	14.3%	14.2%	14%	13.9%	13.8%	13.7%	13.6%	13.5%	13.4%	13.3%	13.2%