Rent roll and collection history
Unit labels, current base rents, occupancy and lease dates. Remove tenant names and personal information.
Find the conditions
that make it work.
Test a better price, different financing or a measurable improvement.
$1,400,000 asking · 4 reported units · Sep 25, 2026
Open property brief ↗Buy at your return
A model result, not a verified dealWork backward from the cash return and downside you need.
- Price at your target return
- $687,628 Return on total cash invested
- Price meeting downside + cash limits
- $687,628 Downside must cover monthly costs
- Asking minus target price
- $712,372 Positive means the ask needs to fall
- Current monthly cash flow
- $2,788 After debt and recurring reserves
- Downside monthly cash flow
- $1,772
- Monthly rent needed at this price
- $14,823 Rent required for your target
Highest whole-dollar purchase price meeting a 6% annual cash return on the displayed inputs. Buyer tax, debt, PMI and closing costs recalculate at that price. Rent, dollar expenses, down-payment percentage and loan terms stay fixed. Annual rental cash flow after operating costs, debt payments, mortgage insurance and recurring capital reserves, divided by cash invested including down payment, closing costs, initial repairs, contingency and initial reserves. Before income tax; excludes appreciation and principal paydown. Not an appraisal or guaranteed return.
Records to request
Actual operating expenses
Trailing 12 months, insurance quote, owner-paid utilities and maintenance. Separate historical tax from a buyer tax estimate.
Parcel-specific development evidence
Survey and lot area, written zoning/FAR/height/density determination, overlays, approved plans and conditions. Separate total zoning area from additional rentable area.
Condition, permits and improvement costs
Bids, planned work, legal units, tenant possession, lost rent and comparable leases or closed sales.
Seller financing availability
Rate, down payment, amortization, balloon date, lien position and approvals. For an assumption: servicer permission, balance and equity cash.
Edit income, costs and financing
YOUR SCENARIO
Downside monthly cash flow$1,772Lower rent, higher vacancy & insurance
Downside annual NOI$24,268Before debt & recurring capital reserves
MODEL PRICE CEILINGAdd your limits
Complete the cost, income, cash budget and cash flow target assumptions to calculate a price ceiling.
How tax and insurance are estimated
Buyer property tax
2025 adopted base-district millage for Miami Beach: 18.7601 mills × 100% of purchase price as a January 1 market-value proxy. Confirm the parcel district, new-year rates and non-ad-valorem charges. No homestead benefit or automatic assessment discount is assumed.
100% × 18.7601 mills = 1.8760% of price annually. At your price: $26,264. Add non-ad-valorem charges to other annual operating expenses.
· Published millage · County buyer tax guidanceProperty-specific insurance budget
Building budget: greater of $1,800/unit or 4,458 SF × $250/SF × 1%, then 1.25 age factor (1947), plus $750/unit flood allowance (zone unknown). All coefficients are editable planning policy, not premium data. Roof, elevation, wind mitigation, deductible and coverage need quotes. Listing area (4458 SF) differs from the matched county area (2288 SF); this budget uses the listing area pending verification.
Planning range: $11,852–$25,397 / year. Starting allowance: $16,931. This range is a sensitivity band, not observed premiums.
Existing saved values stay in place until you apply a change. Confirm roof age, elevation, wind coverage and deductibles with an insurer.
WHAT IFRead-only comparison
How price and rent affect cash flow
Compare changes around your current purchase price and rent. Each cell shows monthly cash flow after debt payments and capital reserves.
| Purchase price↓ price · rent → | Rent −10%$7,920/mo | Current rent$8,800/mo | Rent +10%$9,680/mo |
|---|---|---|---|
| Price −10%$1,260,000 | $2,308 | $3,006 | $3,705 |
| Price −5%$1,330,000 | $2,198 | $2,897 | $3,596 |
| Current price$1,400,000 | $2,089 | $2,788Current | $3,486 |
| Price +5%$1,470,000 | $1,979 | $2,678 | $3,377 |
| Price +10%$1,540,000 | $1,870 | $2,569 | $3,267 |
Changes price and rent only; taxes, payments and rent-based costs recalculate.
Where the current monthly rent goes
- Total scheduled rent
- $8,800
- Vacancy allowance
- -$440
- Operating expenses
- -$5,308
- Mortgage payments
- $0
- Mortgage insurance (PMI)
- $0
- Capital reserve allowance
- -$264
- Monthly cash flow
- $2,788
Operating expenses include buyer tax, insurance, owner-paid utilities, HOA, other operating costs, management and maintenance. Cash flow is before income tax; initial repairs and cash reserves are upfront cash, shown separately above.
Purchase & financing
Start with the property’s cash return. Add a loan to compare financing.
$
Matches source observation%
Matches planning allowance100% models a cash purchase.
Input basis
Starts as an all-cash purchase (100% down) so you can assess the property before adding financing. Change the down payment to compare a loan.
% of loan
$0 PMI: cash purchase.Income & operating costs
Planning allowances are editable placeholders. Replace them with supported costs; use 0 only when the cost is actually zero.
$ / mo
Matches source observationAll units, before vacancy or owner occupancy.
%
Matches planning allowanceInput basis
Planning allowance: 5% of rentable scheduled rent for vacancy. Current collections and occupancy may differ.
% / year
Matches planning allowanceApplied to purchase price. Historical taxes may reset.
Input basis
2025 adopted base-district millage for Miami Beach: 18.7601 mills × 100% of purchase price as a January 1 market-value proxy. Confirm the parcel district, new-year rates and non-ad-valorem charges. No homestead benefit or automatic assessment discount is assumed.
$ / year
Matches planning allowanceInput basis
Building budget: greater of $1,800/unit or 4,458 SF × $250/SF × 1%, then 1.25 age factor (1947), plus $750/unit flood allowance (zone unknown). All coefficients are editable planning policy, not premium data. Roof, elevation, wind mitigation, deductible and coverage need quotes. Listing area (4458 SF) differs from the matched county area (2288 SF); this budget uses the listing area pending verification.
$ / year
Matches planning allowanceInput basis
Planning allowance: $1,200 per offered unit per year for owner-paid utilities. Confirm meters, leases and costs included in HOA dues.
$ / mo
Matches source observation$ / year
Matches planning allowanceInput basis
Planning allowance: $600 per offered unit per year for miscellaneous operating costs. Replace with an expense schedule.
%
Matches planning allowanceApplied to rent after vacancy.
Input basis
Planning allowance: 8% of rent after vacancy for management.
%
Matches planning allowanceApplied to total scheduled rent.
Input basis
Planning allowance: 5% of total scheduled rent for recurring maintenance.
%
Matches planning allowanceApplied to total scheduled rent, including your unit.
Input basis
Planning allowance: 3% of total scheduled rent for recurring capital reserves, deducted after NOI.
Cash needed at purchase
Repairs and reserves are upfront cash. Capital reserves above also reduce ongoing cash flow.
%
Matches planning allowanceInput basis
Planning allowance: 3% of purchase price for buyer closing costs. Replace with transaction-specific costs.
$
Matches planning allowanceInput basis
Initial repair allowance: $10,000 per offered unit, before the displayed contingency. No inspection or repair bid supports this placeholder.
%
Matches planning allowanceInput basis
Planning allowance: 20% of initial repairs as a separate contingency.
$
Matches planning allowanceInput basis
Initial cash reserve allowance: $6,000 per offered unit, separate from the recurring capital allowance. This is a budget placeholder, not a lender requirement.
Your limits & downside
Downside applies 5% lower rent, at least 10% vacancy, and 20% higher insurance.
$
Needs your estimateUsed only to calculate your price ceiling.
$ / mo
Starting targetpoints
Starting targetYour private scenario · saved in this browser.
About these estimates
These scenarios use your assumptions, not valuations or lending commitments. Confirm income, expenses and legal use with the linked property records. Loan eligibility and condo project approval require lender review.
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