Real Estate Strategy Analyzer

Wealth Builder &
After-Tax ROE

Detailed inputs · live after-tax ROE · 5-year projections · five long-term wealth scenarios
Itemized expenses · rent growth · depreciation · mortgage interest deductions · lump-sum deployment · 1031 exchange · taxable sale analysis

Saved Profiles

↙ Import JSON

Saved Profiles

No profiles saved yet — fill in inputs and click Save.

My Defaults

Auto-applied on every page load

💡 These are your personal investment assumptions — set them once and they pre-fill every new analysis. Changes update the calculator instantly as you type. Click Save My Defaults to make them stick across page loads. Property-specific fields (value, rent, loan balance) are intentionally excluded.

Analysis

Available Cash (% of loan balance) ℹ

Analysis Years ℹ

Federal Tax Rate (%) ℹ

Expense Inflation (%) ℹ

Investment Returns

Rate 1 — Growth (%) ℹ

Rate 2 — Conservative (%) ℹ

Rate Threshold ($) ℹ

CF Reinvest (%) ℹ

Operating Expenses — market-specific, AI can override

Vacancy (%) ℹ

Mgmt Fee (%) ℹ

CapEx / Reserves (%) ℹ

Maintenance (% of value) ℹ

Exit & Refinance

Target LTV — Refi (%) ℹ

Refi Rate (%) ℹ

Refi Term (yrs) ℹ

Seller Commission (%) ℹ

Buyer Commission (%) ℹ

⚠

Review All Defaults Before Running Analysis

The default values loaded here are national long-run averages — they may not reflect your specific property or market. Key fields to verify before trusting results: appreciation rate, rent growth, property tax, insurance, vacancy, mortgage rate, and loan balance.

💡 Use the ⓪ AI Market Analysis tool above to auto-populate market-specific estimates for your ZIP or address — then verify against your actual county tax records, insurance quotes, and local comps before making any investment decisions. This calculator is a planning tool, not a substitute for professional due diligence.

Quick Setup & Analysis Settings▾

⓪ AI Market Analysis — Optional

Enter a ZIP code or city — AI will return market rates for appreciation, rent growth, taxes, vacancy, etc.

ZIP Code or City

① Start Here — Key Property Inputs

Current Market Value ($)

Annual Gross Rent ($)

Original Loan Amount ($)

Mortgage Interest Rate (%)

Years Already Paid

Marginal Tax Rate (%)

These mirror the detailed fields below — change either place and both update.

Property & Rental Income▾

Current Market Value ($)

Original Purchase Price ($) Used for depreciation basis

Land Value % of Purchase Non-depreciable (15–25% typical)

Annual Gross Rent ($)

Annual Rent Growth (%)

Annual Appreciation (%)

Operating Expenses (exclude mortgage P&I)▾

Fixed Annual Expenses

Property Taxes ($)

Insurance ($)

Maintenance & Repairs (% of value)

% of current property value per year (e.g. 1% = standard rule of thumb)

Utilities — Owner Paid ($)

Other Fixed ($)

Percentage-Based Expenses

Vacancy (% of gross rent)

Property Management (% of gross rent)

CapEx / Reserves (% of gross rent)

Total Annual OpEx: $0 · NOI: $0

Tax & Depreciation▾

Marginal Tax Rate — Federal + State (%)

Annual Depreciation (auto-calc) Purchase price × (1−land%) ÷ 27.5 yrs (IRS residential — $0 after yr 27.5 from purchase)

Annual Depr. Tax Saving (auto-calc) Depreciation × marginal rate — $0 after Year 27.5

Current Mortgage▾

Original Loan Amount ($)

Interest Rate (%)

Original Term (years)

Years Already Paid Can be fractional (e.g. 4.5)

Current Balance (auto-calc)

Monthly P&I (auto-calc)

Refinance Scenario (Scenario C)▾

Target LTV (%) Auto-calculates new loan amount

New Loan Amount ($)

New Interest Rate (%)

New Term (years)

Closing Costs ($)

New Monthly P&I (auto-calc)

Initial Refi — Cash-Out Today (New Loan − Current Balance − Closing Costs)

—

Auto Cash-Out Refi Refi whenever cash-out ≥ Rate Threshold and CF stays positive

Scenario D — Sell & 1031 Exchange▾

Sale of Original Property

Sale Year (0 = sell at current value) 0 = sell immediately at today's property value with no appreciation applied

Seller's Agent Commission (%)

Buyer's Agent Commission (%)

Closing Costs / Title / Escrow (%) % of sale price

Transfer Taxes (%) % of sale price — set 0 if N/A in your state

Estimated Net Sale Proceeds at Sale Year (Equity − All Selling Costs)

Fill in sale year to see estimate

Replacement Property — Financing & Purchase Costs

Down Payment Source

Proceeds as Down — net sale proceeds fund the down payment; purchase price is derived Fixed $ Amount — enter exact down payment dollar amount

% of Proceeds Applied as Down Default 100% for a full 1031 exchange. Use less to hold back cash (remainder invested at Rate 1).

Down Payment % of Purchase Price Those proceeds represent this % of the purchase price — so price = proceeds used ÷ down %. e.g. $100k at 25% → $400k property; at 5% → $2M.

Formula: Down = Proceeds × 100% · Purchase Price = Down ÷ 25% · Loan = Price − Down

New Loan Interest Rate (%)

New Loan Term (years)

Loan Origination / Closing Costs ($)

Inspection / Due Diligence ($)

Down Payment · New Loan · Purchase Price · Leftover Proceeds

—

Value-Add / BRRRR Mode Purchase price < market value — rehab creates forced equity up to ARV

Purchase Price ($) What you actually pay — may be below market value

Rehab Budget ($) Total construction / renovation cost

After-Repair Value — ARV ($) Stabilized market value after rehab. Appreciation compounds from here.

Rehab Timeline (months) Zero rent during this period. Carrying costs (mortgage + holding) still apply.

Rehab Funding Source

From 1031 Proceeds — rehab costs deducted from available proceeds before sizing down payment Personal / Outside Cash — you bring rehab funds separately; proceeds fully available for down Rehab / Hard Money Loan — separate short-term loan funds the rehab; rolled off or paid at stabilization

All-In Cost · Instant Equity · Total Cash Deployed · Effective CoC Basis

—

Replacement Property Details

Rent Mode

Unlocked: Rent & property taxes auto-set from purchase price. Lock rent to solve for max price at a target CoC return.

New Property Purchase Price ($)

Annual Gross Rent ($)

Annual Rent Growth (%)

Annual Appreciation (%)

Land Value % of Purchase

New Property Operating Expenses

Property Taxes ($)

Insurance ($)

Maintenance & Repairs (% of value)

Utilities — Owner Paid ($)

Other Fixed ($)

Vacancy (%)

Property Mgmt (%)

CapEx / Reserves (%)

Underwriting Summary — Year 1

Gross Rent

—

Total OpEx

—

NOI

—

Ann. Debt Service

—

Net Cash Flow

—

Down Payment

—

Interest Tax Save

—

Depreciation Shield

—

After-Tax Net CF

—

Pre-Tax CoC

—

Net CF ÷ Down

After-Tax CoC

—

(Net CF + Int Save + Depr Shield) ÷ Down

Cap Rate

—

NOI ÷ Purchase Price

Gross Rent Multiplier

—

Price ÷ Annual Rent

DSCR

—

NOI ÷ Debt Service

Scenario E — Taxable Sale & Invest▾

Sell at a user-defined year, pay capital gains taxes on the profit, and invest the after-tax proceeds at a dedicated rate. All post-sale returns are reinvested — no cash flow is taken out. Uses the same selling cost inputs as Scenario D.

Sale Timing

Sale Year

0 ← locked to Scenario D

Capital Gains Tax

Long-Term Cap Gains Rate (%) Federal LTCG rate (0 / 15 / 20%) — add state rate if applicable

Depreciation Recapture Rate (%) IRS Section 1250 unrecaptured depreciation — taxed at up to 25%

Net Investment Income Tax (%) 3.8% NIIT applies to high earners — set 0 if not applicable

How taxes are computed: Gain = Sale Price − Original Cost Basis. Accumulated depreciation is recaptured first at the recapture rate, then remaining gain is taxed at the LTCG + NIIT rate. Selling costs reduce the gain.

Post-Sale Investment

Post-Sale Investment Return Rate (%) All proceeds compound at this rate — reflects a more liquid/diversified portfolio vs. leveraged RE

Estimated After-Tax Proceeds at Sale Year

Fill in sale year to see estimate

Scenario F — Cash-Out Refi & Buy 2nd Property▾

Cash-out refi on the original property, then immediately deploy the proceeds as a down payment on a second rental. You hold both properties simultaneously — original (refi'd) + new acquisition — and track combined equity, cash flow, and wealth. Uses the same new-property inputs as Scenario D.

Refi Settings

Refi Rate (%) Interest rate on the cash-out refinance of the original property

Refi Term (years)

Target LTV — Refi (%) Cash-out = (prop value × LTV%) − current balance − closing costs

Refi Closing Costs ($)

2nd Property — Purchase

Enter the property you'd buy with the refi cash-out.

Down Payment % (of purchase price) Cash-out ÷ this % = purchase price (same logic as Scenario D)

Closing Costs ($) Deducted from cash-out before sizing down payment

Loan Rate (%)

Loan Term (years)

Monthly Rent ($)

Rent Growth (%/yr)

Appreciation (%/yr)

Land % (for depreciation)

Operating Expenses — 2nd Property

Property Tax ($/yr)

Insurance ($/yr)

Maintenance (%/yr of value)

Vacancy (%)

Management (%)

CapEx (%)

Utilities ($/yr)

Other Fixed ($/yr)

Scenario F — Derived 2nd Property Purchase Price

Fill in refi settings to see estimate

Live Dashboard — Updates As You Type

Year 1 & 5-Year Snapshot

Current Balance

—

Current Equity

—

Monthly P&I

—

Year 1 Pre-Tax CF

—

Year 1 After-Tax CF

—

Yr1 Int Tax Saving

—

Yr1 Depr Tax Saving

—

5-Yr After-Tax CF

—

5-Yr Principal Paydown

—

5-Yr Appreciation

—

5-Yr Net Worth

—

5-Yr Annualized ROE

—

Refinance Scenario (Scenario C) — Year 1 Snapshot

New Loan Amount

—

Refi Equity

—

New Monthly P&I

—

Yr1 Pre-Tax CF

—

Yr1 After-Tax CF

—

Yr1 Interest Saving

—

5-Yr After-Tax CF

—

5-Yr Net Worth (incl. reinvested)

—

5-Yr Annualized ROE

—

Long-Term Analysis

Five-Scenario Comparison

Scenario A

Pay Down Mortgage

Total Wealth at Year —

—

Equity + Cumul. Cash Flow + Tax Savings

Property Equity

—

Investment FV

—

Cumul. Simple CF (not reinvested)

—

Cumul. Tax Savings

—

Mortgage Paid Off

—

Remaining Balance

—

Total Interest Paid

—

Lump Sum Applied

—

CF Reinvested (cumul.)

—

Annual After-Tax CF (final yr) —

Scenario B

Keep Mortgage · Invest Lump Sum

Total Wealth at Year —

—

Equity + Portfolio FV + Cumul. Cash Flow + Tax Savings

Property Equity

—

Portfolio FV (lump compounded)

—

Cumul. Simple CF (not reinvested)

—

Cumul. Tax Savings

—

Remaining Balance

—

Total Interest Paid

—

Lump Sum Invested

—

Annual After-Tax CF (Yr 1)

—

CF Reinvested (cumul.)

—

Annual After-Tax CF (final yr) —

Scenario C

Cash-Out Refi · Invest All Cash

Total Wealth at Year —

—

Equity + Portfolio FV + Cumul. Cash Flow + Tax Savings

Property Equity

—

Portfolio FV (cashout+lump)

—

Cumul. Simple CF (not reinvested)

—

Cumul. Tax Savings

—

Remaining Balance

—

Cash-Out Proceeds

—

Total Invested Day 1

—

Annual After-Tax CF (Yr 1)

—

CF Reinvested (cumul.)

—

Annual After-Tax CF (final yr) —

Scenario D

Sell & 1031 Exchange

Total Wealth at Year —

—

Equity + Portfolio + Cumul. Cash Flow + Tax Savings

Sale Year

—

Net Sale Proceeds

—

Total Selling Costs

—

New Prop. Equity (final yr)

—

Investment Portfolio FV

—

Cumul. Simple CF

—

Cumul. Tax Savings

—

New Prop. Remaining Balance

—

CF Reinvested (cumul.)

—

Annual After-Tax CF (final yr) —

Scenario E

Taxable Sale · Invest After-Tax Proceeds

Total Wealth at Year —

—

Portfolio FV (all returns reinvested) + Pre-sale Cumul. CF

Sale Year

—

Gross Sale Price

—

Total Selling Costs

—

Cap Gains Tax Paid

—

Depr. Recapture Tax

—

After-Tax Proceeds Invested

—

Portfolio FV (final yr)

—

Pre-Sale Cumul. CF

—

Post-Sale Invest Rate

—

Total Wealth (final yr) —

Scenario F

Refi + Buy 2nd Property

Total Wealth at Year —

—

Combined equity (both props) + Portfolio + Cumul. CF + Tax Savings

Refi Cash-Out

—

Refi Triggered

—

2nd Prop Purchase Price

—

Prop 1 Equity (final yr)

—

Prop 2 Equity (final yr)

—

Investment Portfolio FV

—

Cumul. Simple CF

—

Cumul. Tax Savings

—

Leftover Cash Invested

—

CF Reinvested (cumul.)

—

Annual After-Tax CF (final yr) —

══════════════════════════════════════════ -->

Year-by-Year Total Wealth

★ = leading scenario · "Reinvested CF" = after-tax cash flow swept into investment portfolio at Rate 1/2 · zero if CF is negative or below reinvestment threshold

Year	Prop. Value	A Equity	A Reinvested CF	A Simple CF	A Total	B Equity	B Reinvested CF	B Simple CF	B Total	C Equity	C Reinvested CF + Cashout	C Simple CF	C Total	D Equity	D Leftover + Reinvested	D Simple CF	D Total	E Portfolio	E Pre-Sale CF	E Total	F Equity1+2	F Portfolio	F Simple CF	F Total

Original Property — Year-by-Year

Hold as-is · Cash flow, equity, and return on equity each year

Year	Prop. Value	Loan Balance	Equity	Annual Rent	Pre-Tax CF	After-Tax CF	Principal PD	Appreciation	Total Return	ROE %