Leirós

Investment calculator

Change anything below and every number updates. No submit button, so the answer is never stale.

Holding period

Basic assumptions

$
%
%/yr
yrs
$

Cash to close

$208,125
down payment + closing costs
25% × $750,000 + 2.75% × $750,000 · For information
Monthly cost
$7,045
Mortgage$3,933
Tax, insurance, upkeep, HOA$3,112
Monthly income
$3,654
Rent$4,200
Less vacancy and management-$546
Monthly net
-$3,391

income minus cost, this month

After 7 years

$142,785
Profit: behind
Return on investment
-29.2%
-$142,785 / $488,667
Annualised return
-4.8%
($345,883 / $488,667)^(1/7) − 1

a simple average that ignores when the money moved

Break-even
Not within 7 years

Where the money went

Money in
Down payment
$187,500
25% × $750,000
Closing costs
$20,625
2.75% × $750,000
Top-ups along the way
$280,542
Σ max(0, Mortgage + Tax, insurance, upkeep, HOA − Rent)
Money in
$488,667
$187,500 + $20,625 + $280,542
Money back
Sale proceeds
$345,883
$922,405 − $516,566 − $59,956
Income collected along the way
$0
Σ max(0, Rent − (Mortgage + Tax, insurance, upkeep, HOA))

The rent does not cover the monthly cost, so it lowers what you put in each month and shows up under top-ups rather than here.

Money back
$345,883
$345,883 + $0
  • Interest $284,445
  • Property tax $109,190
  • Insurance $22,987
  • Maintenance $28,734
  • Association fee $125,235
  • Closing costs $20,625
  • Selling costs $59,956
  • Principal $45,934

Profit over time

−$100k−$50k$01234567
Years held
Cumulative profit

Now put a real building behind the numbers

This model runs on defaults. Yours runs on an actual price, the actual tax bill for that address, and the rent the unit next door is getting. We bring those to the first call.

Book a callSee the properties

The maths follows the cash you put in and the cash you get back: the down payment, the top-ups you make when a month's cost is more than the rent collected, and what you receive each month and at sale. The assumptions are defaults you can change, and it ignores tax treatment, which can move the answer a long way. Not financial advice.