Rental Property Investment Calculator

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MONTHLY CASH FLOW
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CUMULATIVE CASH
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NET WEALTH
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User

Portfolio and constraints: what you bring, how long you run the plan, and the minimum cash flow you require per property.

Planning Horizon 10 years (120 mo)
1 yr40 yrs
Starting Capital $100,000
$0$200k
Monthly Contribution (from job) $500
$0$10,000
Minimum Monthly Cash Flow -$1,000
-$5,000$2,000

Scenario

Deal, financing, and market assumptions (the inputs the optimizer and Pull MI Data adjust when unlocked). Locks keep a field fixed.

Investment Strategy BRRRR Mixed
Purchase Price per Property $220,000
$80k$400k
Rehab Cost (BRRRR) $35,000
After-Repair Value (ARV) $295,000
Rent (% of value / mo) 1.00% (~$2,950/mo)
0.5%3.0%

Scenario: monthly rent as % of property value (BRRRR: ARV; otherwise purchase). The dollar amount beside it is derived. Same value basis as rent-based opex lines.

Vacancy (derived) —
0%100%

Read-only: vacancy is the rent % slider mapped linearly to 0–100% (low end of range ≈ priced to fill; top end ≈ unrentable at that ask). See simulation.js.

Down Payment % 20%
3%100%

Operating expenses --

Scenario: taxes and %‑of‑rent lines (insurance, maintenance, management). Vacancy is shown under Rent above.

% of property value
% of rent
% of rent
% of rent

Income Taxes

% of net rental income
% of net rental income

Mortgage Mix (per property)

% per year
% per year
Annual % of original loan while PMI applies (when initial LTV > 80%; drops off at ~78% LTV)
💡 10-year properties are funded by 40-year cash flow (BRRRR equity recycle)

Growth Assumptions

% per year
% per year
% per year

Advanced Options

Auto refinance
% new rate
years after each property purchase
75% ARV cash-out

Recovers most of your capital after rehab so you can recycle into more deals

Extra principal

Uses positive monthly cash flow first, then draws from liquid savings, to pay down loans before cash is used for the next acquisition.

How variables are categorized
User
Horizon, starting capital, monthly contribution, minimum cash flow — your portfolio frame.
Scenario
Strategy, price, rehab, ARV, rent %, down %, property taxes and %‑of‑rent opex (insurance, maintenance, management), income tax rates, mortgage rates, PMI, growth, refi & BRRRR toggles. Optimizer + MI data change unlocked fields.
Derived
Implied $ rent (next to rent %), vacancy % (slider under rent %), operating-expense preview total, and all charts, tables, and headline metrics — computed from User + Scenario + model rules.
Model constants
Fixed rules in code (e.g. rent % slider bounds for vacancy mapping, PMI LTV thresholds, max properties). Not shown as inputs; see simulation.js.

Monthly Portfolio Cash Flow & Loan Balances

Net Cash Flow
40-yr Balance
10-yr Balance
Purchase
Refinance

Net wealth & liquid savings

Portfolio Size Over Time

Yearly Snapshot

Simulation runs monthly with rent/expense growth. Positive cash flow accumulates toward new property purchases.
Data defaults pulled from 2026 MI investor comps • Not financial advice • Your actual results will vary