See the cash flow after the mortgage, with no appreciation assumed.
Doors, occupancy and rent against a mortgage. Cash flow first, appreciation never assumed.
Every number is grounded in real benchmarks, not guesswork.
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The assumptions, benchmarks, and drivers behind your rental property projections.
This template models a small residential building bought with tenants in place: doors times occupancy times rent, with no cost of goods and a concession allowance on turns. Property management sits in admin at roughly eight percent of collected rent, and there is no payroll because a small building does not carry staff. Depreciation runs straight line over 27.5 years, which is the life the US tax code assigns to residential rental property and one of the few figures here that is a public rule rather than an estimate.
An eight-door building at the modeled rents does roughly $130,000 to $160,000 a year in collected rent. Purchase plus closing plus initial turns is financed at around 70 percent loan to cost over thirty years. Stabilised occupancy of 94 to 95 percent is the planning target, and a building bought tenanted stabilises in about four months rather than the eighteen a storage lease-up takes. Debt service coverage of 1.25 is exactly the test a lender applies to this asset class, so it is the test the model applies too.
The deliberate omission here is appreciation. This model tells you whether the building pays for itself out of rent, because that is the part you control and the part that decides whether you can hold it through a bad year. On that basis the drivers are rent growth against expense growth, and vacancy. Rental property also has the longest honest payback of any vertical in this tool: the cash flow is real but the owner's equity comes back over a decade or more, not inside a five year model, and the model says so rather than pretending otherwise.
Everything you need to know about rental property financial modeling.
The numbers that matter most for a rental property business, calculate any of them free.
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