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

Inputs Live ROE Dashboard 5-Scenario Analysis Detail Tables

Saved Profiles

↙ Import JSON

Saved Profiles

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

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 ($)

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)

Cash-Out Proceeds (New Loan − Current Balance − Closing Costs)

—

Auto Cash-Out Refi Automatically refi each time ROE drops below initial ROE by the threshold below

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

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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

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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 ($)

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

Lump Sum to Deploy — Same Amount Across All 3 Scenarios

% of Current Mortgage Balance

50% — $0

Override Amount ($) Overrides slider if filled

Lump Sum Used

A: Applied to principal on Day 1 (re-amortizes from lower balance — earns no investment return). B: Invested immediately; compounds at assumed return rate. C: Added to cash-out proceeds; total invested and compounded.

Investment & Analysis Period

Long-Term Analysis (years)

Fixed Expense Inflation (%/yr) Annual growth applied to taxes, insurance, maintenance, utilities & other fixed costs

Dual Investment Return Rates

Rate 1 — Lump Sum / Large Capital (%) Applied to amounts ≥ the threshold below. Used for refi proceeds, sale/1031 proceeds, and large lump sums.

Rate 2 — Cash Flow / Small Amounts (%) Applied to amounts < the threshold. Reflects that small monthly cash flows typically can't access higher-return investments.

Rate Threshold ($) Amounts ≥ this use Rate 1. Amounts below use Rate 2.

Example: A $50k refi cash-out (≥ $10k threshold) earns Rate 1 (8.25%). A $200/mo cash flow reinvestment ($2,400/yr < $10k) earns Rate 2 (5%). This reflects real-world access to higher-return vehicles for larger sums.

Cash Flow Reinvestment

Reinvest CF — Mode Reinvested CF compounds at the investment return rate alongside the lump sum

How it works: Each year, the chosen amount is pulled from after-tax CF into the investment portfolio where it compounds. The remainder stays as a simple running total. Negative CF is never invested — it always reduces the simple total.

Live Dashboard — Updates As You Type

Year 1 & 5-Year Snapshot

Current Balance

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Current Equity

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Monthly P&I

—

Year 1 Pre-Tax CF

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Year 1 After-Tax CF

—

Yr1 Int Tax Saving

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Yr1 Depr Tax Saving

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5-Yr After-Tax CF

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5-Yr Principal Paydown

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5-Yr Appreciation

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5-Yr Net Worth

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5-Yr Annualized ROE

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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

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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) —

Settings

Projection Controls

Forecast Years

Rate 1 — Large Sums (%)

Lump sums & proceeds above threshold

Rate 2 — Small CF (%)

Small CF amounts below threshold

Rate Switch Threshold ($)

Portfolio balance above this → Rate 1

CF Reinvested (%)

% of after-tax CF swept into portfolio

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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