Investment Property Calculator
Project rental cash flow, residential depreciation and an after-tax sale across a chosen calendar.
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Purchase details
Income and expenses
Calendar and tax assumptions
Initial annualized analysis
The initial cash-flow figures are before tax and use twelve months at the starting inputs. Projected Property Value uses the original 30-year loan horizon; the sale analysis below uses your selected calendar.
Sale and after-tax result
No tax benefit is assumed for rental or sale losses. Rental losses without a modeled benefit total $16,470.
Equity and accumulated after-tax cash flow
Annual rental schedule
| Year | Operating months | Rent after vacancy | Expenses | Interest | Depreciation | Taxable income | Income tax | Debt payments | After-tax cash flow |
|---|---|---|---|---|---|---|---|---|---|
| 1 | 12 | $28,500 | $7,200 | $16,723 | $8,531 | -$3,954 | $0 | $19,161 | $2,139 |
| 2 | 12 | $29,070 | $7,344 | $16,547 | $8,902 | -$3,722 | $0 | $19,161 | $2,565 |
| 3 | 12 | $29,651 | $7,491 | $16,358 | $8,902 | -$3,099 | $0 | $19,161 | $3,000 |
| 4 | 12 | $30,244 | $7,641 | $16,155 | $8,902 | -$2,453 | $0 | $19,161 | $3,443 |
| 5 | 12 | $30,849 | $7,794 | $15,938 | $8,902 | -$1,784 | $0 | $19,161 | $3,895 |
| 6 | 12 | $31,466 | $7,949 | $15,705 | $8,902 | -$1,090 | $0 | $19,161 | $4,356 |
| 7 | 12 | $32,096 | $8,108 | $15,455 | $8,902 | -$369 | $0 | $19,161 | $4,827 |
| 8 | 12 | $32,738 | $8,271 | $15,187 | $8,902 | $378 | $91 | $19,161 | $5,216 |
| 9 | 12 | $33,392 | $8,436 | $14,900 | $8,902 | $1,155 | $277 | $19,161 | $5,518 |
| 10 | 12 | $34,060 | $8,605 | $14,592 | $8,531 | $2,333 | $560 | $19,161 | $5,735 |
How it works›
Basis and residential depreciation. Land is not depreciable. Building basis includes acquisition improvements and the building share of capitalized purchase costs, excluding financing costs. The schedule uses 27.5-year GDS straight-line depreciation and the mid-month convention in acquisition and disposition years, with an exact monthly fraction instead of rounded IRS table percentages. Improvements added later, ADS, bonus depreciation and cost segregation are outside this model.IRS Publication 527IRS Publication 946
Cash flow and dates. Year 1 is the acquisition calendar year and the last year contains the sale. Rent, expenses and loan payments use whole operating months, including acquisition and sale months; property appreciation assumes mid-month acquisition and sale. Growth rates change each calendar year. The initial annualized analysis preserves the original page calculations. Loan principal reduces cash flow but is not an expense for taxable income.OpenStax: annuity formulas
Tax and sale assumptions. The entered ordinary rate applies to positive rental income. No current deduction or sale-year release of passive losses is assumed, and no sale-loss benefit is modeled. Adjusted basis falls by depreciation. For a holding period longer than one year, positive gain attributable to depreciation is taxed at the lower of the entered ordinary rate and 25%; remaining positive gain uses the entered long-term rate. A short holding uses the ordinary rate. Any additional state or NIIT charge is an explicit flat-rate assumption; bracket stacking, section 1231 lookback, exchanges and passive-activity worksheets are excluded.IRS Publication 527IRS Topic 409