Decision support, not a quote or appraisal.Use current lender payoff statements, insurance quotes, title/closing estimates, parcel taxes, and supported rents/ARV before committing funds. Yellow fields are editable.
My defaults, lender standards, and Ohio market settings
Market and tax
County-configurable; confirm with title.
Ohio property taxes are parcel- and taxing-district-specific. Enter the stabilized/reassessed dollar amount in each deal; this calculator does not infer it from purchase price.
HELOC — variable, P&I
Modeled as 20-year amortizing P&I during the draw period. Update if your statement uses a different payment formula.
LOC — fixed, P&I
AMEX Business Line
Principal is paid evenly over 6, 12, 18, or 24 months. Full-term fee = original draw × 0.55% × term. Unposted fees are waived on early payoff; use the deal-level fee override if AMEX provides an exact payoff schedule.
Emergency card
Modeled interest-only during the project and paid off at exit/refinance.
Owner operating assumptions
Lender stress assumptions
Benchmarks
Long-term rental
Includes lease-up, stabilized expenses, line payments, and a long-term sale/IRR projection.
Purchase and financing
Supplemental funding
Income and expenses
Long-term exit
Rental results
BRRRR
Models the six-month project, rent before refinance, amortizing line balances, and lender sizing constraints.
Buy, rehab, and timeline
Project funding
Refinance
Stabilized rent phase
BRRRR results
Fix & flip
Separates rehab, market, and closing time; uses actual debt paydown and a compounded annual return.
Buy and rehab
Funding
Sale
Flip results and sensitivity
Definitions, assumptions, and official references
- NOI
- Effective rental income minus operating expenses. Debt service, depreciation, income taxes, and capital improvements are excluded. Owner and lender NOI use different vacancy/management/reserve assumptions.
- Cap rate
- Annual NOI divided by purchase price (or stabilized value where stated).
- DSCR
- Annual lender NOI divided by annual debt service. “Senior” includes only the property mortgage/refi; “all-in” also includes remaining line payments.
- Cash-on-cash
- Annual pre-tax cash flow divided by actual cash remaining in the deal. If cash is zero or negative, the calculator displays N/A rather than an infinite return.
- IRR / NPV
- IRR is the annual discount rate that sets projected cash flows to zero. NPV discounts those same cash flows at your selected rate. Both depend heavily on appreciation, rent growth, expenses, sale costs, and timing.