Multifamily Investment Calculator — More Realty Advisors

Property Information

Property Address

Purchase Price

Property Type

Year Built

Square Footage

Acquisition Assumptions

Down Payment %

Closing Costs %

Appreciation Rate %/yr

Rent Growth %/yr

Rent Roll (1–30 Units)

# Unit / Description Monthly Rent

Total Monthly Gross Rent $0

Annual Gross: $0

Vacancy & Credit Loss

Vacancy Rate %

Operating Expenses (Annual)

Property Taxes

Insurance

Water / Sewer

Heat / Gas (if paid)

Electric (common)

Trash Removal

Landscaping / Snow

Repairs & Maintenance

Property Management

Mgmt Fee % of Rent

Or Flat Annual ($)

Professional & Compliance

Legal / Attorney

Accounting / CPA

Pest Control

Rental Registration

Advertising / Marketing

Capital Reserves

CapEx Reserve % of Gross Rent

Loan Details

Interest Rate %

Loan Term (years)

Amortization Type

Points Paid

Seller Financing / Other

Seller Carry Amount

Seller Carry Rate %

Tax Assumptions

Federal Tax Bracket %

Depreciation Period (yrs)

Leasing Fee Modeling

Model the cost of re-tenanting units — either from a broker or internal leasing effort. This feeds directly into your cash flow calculations.

Leasing Cost Estimator

Avg Rent of Units That Turn

Avg Tenancy (years)

2 yrs = 0.5 turns/yr · 3 yrs = 0.33 · 1 yr = 1.0

Leasing Fee (months rent)

Annual leasing cost: —

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Ready to Analyze

Fill in the property details on the left, then click Run Analysis on the Leasing tab — or anywhere below — to see your full investment metrics.

Cap Rate

—

NOI ÷ Purchase Price

Cash-on-Cash

—

Annual Cash Flow ÷ Cash Invested

DSCR

—

NOI ÷ Annual Debt Service

Gross Rent Multiplier

—

Purchase Price ÷ Annual Gross Rent

Income vs. Expense Breakdown

Monthly Cash Flow Waterfall

Investment Returns Summary

Metric	Annual	Monthly
Gross Rental Income	—	—
Vacancy Loss	—	—
Effective Gross Income	—	—
Total Operating Expenses	—	—
Net Operating Income (NOI)	—	—
Debt Service (P&I)	—	—
Pre-Tax Cash Flow	—	—

Detailed Expense Breakdown

Expense Category	Annual Amount

Expense Composition

10-Year Value & Equity Growth

10-Year Annual Projection

Year	Property Value	Gross Rent	NOI	Cash Flow	Equity	Total Return

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Cost Segregation Opportunity

Accelerated depreciation estimate — consult a CPA for your specific situation

Est. Depreciable Basis

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Standard Annual Depreciation

—

Accelerated Year 1 Deduction

—

Additional Year 1 Deduction

—

Est. Federal Tax Savings (Yr 1)

—

Study Cost (Est.)

—

⚠️ The cost segregation study typically returns many times its cost in Year 1 federal tax savings alone. MA does not conform to federal bonus depreciation (Schedule E-1 filing impact is a CPA matter). High-income earners: passive activity rules may suspend losses above certain AGI thresholds — discuss with a qualified CPA. RE Cost Seg (recostseg.com) is Jack's engineering study partner.

Depreciation Schedule Comparison

Approach	Year 1 Deduction	Est. Tax Benefit	Notes
Standard Straight-Line	—	—	27.5 or 39 yr schedule
Cost Seg (5/7/15 yr components)	—	—	Engineer-certified study
Additional Benefit	—	—	Study ROI: —

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