$485,000 rental, fully underwritten
Every figure below is computed by Caprately's analysis engine from this deal's numbers — cash flow, cap rate, DSCR, a 10-year projection, and the verdict. Nothing is hand-picked.
Doesn't meet your rental criteria
- Max workable price
- ~$201,000
- You’re asking
- $485,000
The price is about $284,000 above the most you could pay and still pass.
First to fail: DSCR — 0.50x against a minimum of 1.20x.
Where it stands
- Monthly cash flow −$1,215/mo vs min $0/mo
- DSCR 0.50x vs min 1.20x
- Cash-on-cash return -11.1% vs min 4.0%
- Break-even occupancy 143.6% vs max 90.0%
Biggest uncertainty: the rent
- At $2,500/moFAIL
- At $4,288/moFAIL
- Minimum rent required$4,289/mo
Every other input here is a price or a rate you can look up. The rent is usually an estimate, and it is the input the answer moves most on — check it against two real rentals nearby before you act on any of this.
Max workable price is based on your assumptions and screening criteria. It is not an appraisal, and not an estimate of market value. Assumes 25% down at 7% over 30 years, on the expenses saved with this deal.
It runs $1,215/mo short — you would fund the shortfall out of pocket.
$2,375 of effective rent against $1,170 of operating costs and a $2,420 mortgage. HOA dues is the heaviest expense at $400/mo.
Property
$485,000 purchase · 25% down · 7% / 30yr
Gross monthly rent
$2,500
0.52% of price/mo
Monthly cash flow
-$1,215
Show the formula
effective rent − operating expenses − mortgage payment
$2,375 − $1,170 − $2,420 = -$1,215/mo
NOI (annual)
$14,460
Show the formula
(effective rent − operating expenses) × 12
($2,375 − $1,170) × 12 = $14,460
Cap rate
3.0%
Show the formula
annual NOI ÷ purchase price
$14,460 ÷ $485,000 = 3.0%
Cash-on-cash return
-11.1%
Show the formula
annual cash flow ÷ total cash invested
-$14,580 ÷ $130,950 = -11.1%
DSCR
0.50x
Show the formula
monthly NOI ÷ mortgage payment
$1,205 ÷ $2,420 = 0.50x
Break-even occupancy
143.6%
Show the formula
(operating expenses + mortgage payment) ÷ gross rent
($1,170 + $2,420) ÷ $2,500 = 143.6%
Loan amount
$363,750
Show the formula
purchase price − down payment
$485,000 − $121,250 (25%) = $363,750
Monthly P&I payment
$2,420
Show the formula
amortized loan payment (rate ÷ 12, term × 12)
$363,750 at 7% over 30 yrs = $2,420/mo
Annualized return if you sold in year 10
3.5%a year
Counts the $130,950 you put in up front, 10 years of cash flow, and the $324,108 left after paying off the loan and 7% in selling costs. Unlike cash-on-cash, it accounts for when each dollar arrives — which is what makes it comparable to a return quoted on a stock or a bond.
This is the least certain number on the page. Most of it comes from the sale, and the sale assumes 3.5% appreciation every year for 10 years. Change that one assumption and this figure moves further than any of the ones above.
Show the cash flowsThe cash flows
the rate at which every flow below discounts back to zero
- Now-$130,950
- Year 1-$14,580
- Year 2-$14,006
- Year 3-$13,412
- Year 4-$12,797
- Year 5-$12,161
- Year 6-$11,502
- Year 7-$10,821
- Year 8-$10,117
- Year 9-$9,388
- Year 10$315,475
Year 10 includes the sale. Nothing here is money in your pocket until the property actually sells.
Equity grows from $141,920 in year 1 to $371,998 in year 10, driven by loan paydown and property appreciation.
| Year | Equity |
|---|---|
| 1 | $141,920 |
| 2 | $163,451 |
| 3 | $185,884 |
| 4 | $209,260 |
| 5 | $233,624 |
| 6 | $259,023 |
| 7 | $285,507 |
| 8 | $313,127 |
| 9 | $341,938 |
| 10 | $371,998 |
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