Portfolio Simulator V2 (Excel-like)

New Simulation Saved

Timeline Events

Month Action Property Price Down % Down $ Loan Rate % Term Payment Rent Expenses Funding Actions

Portfolio Summary

(Today)
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 Interest Paid
$0

Property Breakdown

Loan Breakdown

💰 Cash on Hand by Source

Investment Funds: $0
Rental Income: $0
Sales Proceeds: $0
Total Available: $0

👥 Investor Summary

Active Investors: 0
Total Raised: $0
Total Distributed: $0
Average ROI: 0.0%

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
Cap Rate
Cap Rate = (NOI / Purchase Price) × 100
NOI = Annual rent - Operating expenses
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
Cash-on-Cash Return
CoC = (Annual Cash Flow / Cash Invested) × 100
$8,700 annual CF / $50,000 invested = 17.4%
Good: >8%, Excellent: >12%
Equity
Equity = Property Value - Mortgage Balance
$300,000 value - $180,000 mortgage = $120,000
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

How to Use Portfolio Simulator V2

Getting Started

  1. Add Event: Click "Add Event" to create a new timeline entry
  2. Set Month: Enter the month number (0 = today, 12 = 1 year)
  3. Choose Action: Select Buy or Sell
  4. Enter Details: Fill in property address, price, and financial details
  5. View Summary: Check the Portfolio Summary for real-time calculations

Fix-and-Flip Strategy

  1. 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
  2. Hold Period:
    • Property will incur expenses during months 1-5 (typical rehab time)
    • No additional events needed during hold period
  3. 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

  1. Initial Purchase & Rehab:
    • Follow Fix-and-Flip steps 1-2
    • Use total project cost as purchase price
  2. 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
  3. 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

  1. 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)
  2. 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
  1. Buy property with low down payment (3-5%)
  2. Set rent = income from other units/rooms
  3. Set expenses = your portion after tenant contributions
💡 How to Simulate a Refinance
Cash-Out Refinance Workflow:
  1. Add a Buy event at the Total Project Cost (initial purchase)
  2. Add a Sell event at the new ARV (represents the post-rehab appraisal)
  3. 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
  1. Enter your portion of down payment
  2. Set rent and expenses to your ownership percentage
  3. 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