Timeline Events
| Month | Action | Property | Price | Down % | Down $ | Loan | Rate % | Term | Payment | Rent | Expenses | Funding | Actions |
|---|
Portfolio Summary
Total Properties
0
Portfolio Value
$0
Total Equity
$0
Total Debt
$0
Monthly Income
$0
Monthly Expenses
$0
Net Cash Flow
$0
Cash-on-Cash
0%
Total Invested
$0
Total Interest Paid
$0
Rental Income
$0
Cash from Sales
$0
Total Cash on Hand
$0
Net Worth (Equity + Cash)
$0
Property Breakdown
Loan Breakdown
Financial Formulas & Calculations
Monthly Payment (PMT)
PMT = P × [r(1+r)^n] / [(1+r)^n - 1]
P = Principal, r = Monthly rate, n = Total payments
Example: $200,000 @ 4.5% for 30 years = $1,013.37/month
Example: $200,000 @ 4.5% for 30 years = $1,013.37/month
Cap Rate
Cap Rate = (NOI / Purchase Price) × 100
NOI = Annual rent - Operating expenses
Example: $24,000 NOI / $300,000 = 8% Cap Rate
Example: $24,000 NOI / $300,000 = 8% Cap Rate
Cash Flow
Cash Flow = Rent - Expenses - Debt Service
Monthly: $2,500 - $875 - $900 = $725
Annual: $725 × 12 = $8,700
Annual: $725 × 12 = $8,700
Cash-on-Cash Return
CoC = (Annual Cash Flow / Cash Invested) × 100
$8,700 annual CF / $50,000 invested = 17.4%
Good: >8%, Excellent: >12%
Good: >8%, Excellent: >12%
Equity
Equity = Property Value - Mortgage Balance
$300,000 value - $180,000 mortgage = $120,000
Equity % = 40% (120k/300k)
Equity % = 40% (120k/300k)
Loan-to-Value (LTV)
LTV = (Loan Amount / Property Value) × 100
$180,000 loan / $300,000 value = 60% LTV
Lower LTV = More equity, less risk
Lower LTV = More equity, less risk
How to Use Portfolio Simulator V2
Getting Started
- Add Event: Click "Add Event" to create a new timeline entry
- Set Month: Enter the month number (0 = today, 12 = 1 year)
- Choose Action: Select Buy or Sell
- Enter Details: Fill in property address, price, and financial details
- View Summary: Check the Portfolio Summary for real-time calculations
Fix-and-Flip Strategy
- Initial Purchase:
- Add a "Buy" event at month 0
- Enter Total Project Cost (Purchase + Rehab) as the price
- Set down payment to 10-20% of total project cost
- Set monthly expenses (loan interest, utilities, insurance)
- Set rent to $0 during rehab period
- Hold Period:
- Property will incur expenses during months 1-5 (typical rehab time)
- No additional events needed during hold period
- Sale:
- Add a "Sell" event at month 6
- Enter the After Repair Value (ARV) as sale price
- Check "Cash from Sales" to see your profit
💡 Tip: Use the time projection feature to see your total return at sale month
BRRR Strategy
Buy, Rehab, Rent, Refinance, Repeat
- Initial Purchase & Rehab:
- Follow Fix-and-Flip steps 1-2
- Use total project cost as purchase price
- Refinance (Simulated):
- Add "Sell" event at month 6 with ARV price
- Immediately add new "Buy" event at same month
- Enter same property address and ARV as new purchase price
- Set 20-25% down payment (standard refinance terms)
- Enter market rent for the property
- Add realistic monthly expenses
- Hold & Repeat:
- Property now shows rental income
- Use cash from refinance for next BRRR deal
- Add new properties following same pattern
💡 Tip: Track your "Total Cash on Hand" to see available capital for next deal
Traditional Buy & Hold
- Purchase:
- Add "Buy" event with property details
- Enter purchase price and down payment %
- Set loan terms (rate and term)
- Enter expected monthly rent
- Set monthly expenses (maintenance, insurance, taxes)
- Analysis:
- Check Net Cash Flow (should be positive)
- Review Cash-on-Cash return (target 8%+)
- Monitor equity growth over time
Advanced Features
Time-Based Projections
- Use "View at month" to see future portfolio values
- Properties appreciate at 3% annually
- See accumulated rental income over time
- Track total interest paid on loans
Cash Tracking
- Rental Income: Net rent after expenses and loan payments
- Cash from Sales: Sale proceeds minus loan payoff
- Total Cash on Hand: Combined available capital
Data Management
- Save: Store your simulation with a custom name
- Load: Retrieve saved simulations
- Export: Download data as JSON file
- Auto-save: Changes saved every 5 seconds
Tips & Best Practices
- Accurate Expenses: Include all costs - insurance, taxes, maintenance, HOA, utilities
- Conservative Estimates: Better to overestimate expenses and underestimate income
- Timeline Planning: Set realistic months for each event
- Regular Reviews: Use time projections to plan 5+ years ahead
- Multiple Scenarios: Save different simulations to compare strategies
Common Scenarios
House Hacking
- Buy property with low down payment (3-5%)
- Set rent = income from other units/rooms
- Set expenses = your portion after tenant contributions
💡 How to Simulate a Refinance
Cash-Out Refinance Workflow:
- Add a Buy event at the Total Project Cost (initial purchase)
- Add a Sell event at the new ARV (represents the post-rehab appraisal)
- Add a Buy event at ARV × (1 - cash-out percentage)
- Example: For 70% cash-out refi, use ARV × 0.30 as the new buy amount
- This simulates keeping 30% equity and pulling out 70% cash
Why this works: The sell/rebuy sequence mimics pulling cash out while maintaining ownership. Your "Cash from Sales" will show the refinance proceeds.
Partnership Deals
- Enter your portion of down payment
- Set rent and expenses to your ownership percentage
- Track your actual cash flow and returns
Troubleshooting
- Calculations not updating? Click out of input fields (blur) to trigger updates
- Can't sell property? Make sure property address matches exactly
- Wrong loan payment? Check that loan amount is correct (Price - Down Payment)
- Missing cash flow? Verify rent and expenses are entered
- Time projections off? Check that event months are set correctly