Audit operating profit, reserves, financing and exit wealth from one monthly property ledger. Cash flow is conditional on the entered costs and assumptions. Missing fees, turnover, repairs or tax restrictions can change the result. A modeled yield is not a recommendation to buy.

Today’s operations

Property tax, routine upkeep and reserve percentages apply to purchase price, then grow with the entered expense rate. Management applies to collected rent. Shared property costs are counted once.

Capital projects use available reserves first. Only a shortfall reduces distributable cash again. Unspent reserve cash remains an asset; projects do not automatically increase market value or tax basis.

Financing

NOI excludes reserves, financing insurance, interest and principal. Cap rate uses purchase price. Scheduled DSCR excludes balloon principal; the cash-flow ledger includes it.

Monthly payments are rounded to cents. The final contractual payment clears the balance; an earlier maturity charges the remaining principal once.

No owner-occupied PMI rule is inferred. Enter a financing-insurance quote and the last charge month required by the actual lender or program.

Refinancing returns borrowed cash after the existing payoff and fees. Capital recovery is not profit. This is a separate pre-tax preview; it does not silently replace the base loan or its wealth projection.

Future value

Both strategies start with the same contributed cash. When the property needs an extra cash injection, the alternative receives the same external budget. Positive property distributions are invested at the entered return; reserves earn zero.

No-sale mode shows book equity before hypothetical sale expenses. Sale mode subtracts selling fees, remaining debt and entered tax components once. Negative equity and funding needs remain signed.

Tax is off initially. When enabled, use verified remaining basis, annual depreciation, eligible interest share, loss utilization and entered rates. This is a repeated assumption scenario, not a tax-eligibility or future-law determination.

Target solver

Targets use the first 12 months of pre-tax cash after reserves, actual scheduled projects and debt. Choose fixed loan-to-value or fixed cash down payment. Rent-based management and vacancy remain in the solver.

Nonnegative target returns only. Weighted whole-cent rent targets never lower an individual unit when total rent rises. The adjacent cent is checked against the same ledger.

Stress assumptions are previews. They do not change the original case until Apply. Invalid stressed domains remain unavailable rather than being clamped.