FIRE Real Estate Calculator Suite — JTBD RE Pulse
JTBD RE Pulse — FIRE Toolkit
Real Estate
FIRE Calculator Suite
Ten calculators covering every number a FIRE investor needs — from your first house hack to flip deals, full investor-grade P&L waterfalls, ROI vs IRR analysis, and value-add long holds.
Cash-on-Cash
Cash-on-Cash — Quick Check
The 60-second FIRE screen. How much does deployed cash earn per year, and how close does this deal get you to your FIRE number?
Income & vacancy
Gross monthly rentAll units combined
$2,600
Vacancy rateExpected vacant months / yr
5%
Monthly expenses
Mortgage (P+I)
$1,950
Property taxes
$400
Insurance
$120
Maintenance~1% value/yr
$200
Property management0% if self-managing
0%
Cash invested
Purchase price
$420K
Down payment %3–5% house hack · 20–25% investor
5%
Closing costs
$8,000
Repairs / rehab
$0
Live results
—NOI / yr
—Net cash flow
—Cash in
—CoC return
— — —
—FIRE portfolio equiv. at 4% rule
—Net monthly cash flow
—Of $50K FIRE target covered
Annual cash flow breakdown
CoC vs. benchmarks
Deal summary
BRRRR Method Calculator
Buy, Renovate, Rent, Refinance, Repeat. Does the cash-out refi return your full investment so you can go again?
Purchase & renovation
Purchase price
$200K
Renovation cost
$40,000
Closing costs (buy)Typically 2–3%
$5,000
After-repair value & refi
After-repair value (ARV)
$300K
Refi LTV %Lender will lend up to X% of ARV
75%
Refi closing costs
$4,000
New mortgage rate %
7.0%
Rental income after refi
Monthly rent
$1,800
Monthly operating expensesTaxes, insurance, maintenance, mgmt
$600
Vacancy rate
5%
BRRRR analysis
—Total cash in
—Refi proceeds
—Left in deal
—Net cash flow/mo
— — —
BRRRR deal breakdown
Capital flow: in vs. recovered
Deal summary
House Hack Analyzer
Compare living as an owner-occupant vs. pure investor. See the real cost of housing and the FIRE acceleration.
Property details
Purchase price
$420K
Down payment %3.5% FHA · 5% conv. · 3% Fannie/Freddie
5%
Mortgage rate %
7.0%
Monthly PITIPrincipal, interest, taxes, insurance
$2,500
Rental income
Total gross rent (all units)
$2,600
Owner unit % of total rent50% = duplex · 33% = triplex · 25% = 4plex
50%
Monthly maintenance & mgmt
$300
Your current situation
Current monthly rent you payWhat would you pay as a pure renter?
$2,100
Annual income (gross)Used to calculate savings rate impact
$90K
House hack analysis
—Your housing cost
—vs. renting, you save
—Annualised savings
—Savings rate boost
— — —
Renting vs. house hacking
10-year wealth gap: hacking vs. renting
Deal summary
Real Estate vs. Stock Market
Which builds more wealth over 20 years? Model both paths with the same starting capital.
Starting capital (same for both)
Initial investmentDown payment = RE investment = stock lump sum
$60K
Time horizon (years)
20 yrs
Real estate assumptions
Property valueDown payment / LTV
$300K
Annual appreciation %
3.5%
Monthly net cash flowAfter all expenses & mortgage
$400
Principal paydown / moApprox. mortgage principal portion
$300
Stock market assumptions
Annual return %S&P 500 historical avg ~10%, real ~7%
7.0%
Monthly additional contributionsCash flow reinvested or added to index fund
$400
Wealth comparison
—RE total equity
—Stock portfolio
—RE cash flow/yr
—Winner
Wealth over time: real estate vs. stocks
Final wealth breakdown
Deal summary
Rent vs. Buy
FIRE-specific version: includes opportunity cost of down payment and break-even timeline.
Buying scenario
Home price
$500K
Down payment %
20%
Mortgage rate %
7.0%
Annual property taxes
$6,000
Annual insurance + maintenance
$5,000
Annual home appreciation %
3.5%
Renting scenario
Monthly rent
$2,500
Annual rent increase %
3%
Investment return on down payment %If you invested the DP instead
7%
Rent vs. buy analysis
—Monthly PITI
—Break-even (yrs)
—Net worth (buy, 20yr)
—Net worth (rent, 20yr)
Cumulative net worth over 20 years
Monthly cost comparison
Deal summary
Portfolio Paycheck
How many rental properties do you need to replace your income and hit your FIRE number?
Your FIRE target
Annual income to replaceYour FIRE "paycheck" from rentals
$60K
Target cash-on-cash return %Expected CoC across your portfolio
7%
Average property profile
Average property price
$350K
Average down payment %
20%
Net cash flow per property / mo
$350
Annual appreciation per property %
3.5%
Portfolio building pace
Properties you already own
0
Properties acquired per year
1
Portfolio paycheck
—Properties needed
—Total capital needed
—Years to FIRE
—Portfolio value at FIRE
Monthly income as portfolio grows
Portfolio milestone breakdown
Deal summary
Flip Deal Analyzer — All Cash vs Capital Partner
Each side is fully independent — run two completely different deals, or click "Copy Cash → Partner" to start with the same base and only change financing.
Scenario A
All Cash Winner
— Return on investment
—Capital in
—Net profit
Scenario B
Capital Partner Winner
— Return on investment
—Capital in
—Net profit
ROI lift from partner—
Cash — Annualized ROI——
Partner — Annualized ROI——
Break-even ARV—Partner scenario
Velocity multiplier—Parallel partner deals
Saved scenarios
No scenarios saved yet. Dial in a deal, then click "Save current" to pin it for comparison.
Scenario A — Project (cash)
Purchase price (PP)$180K
Rehab costs (RC)$40K
Closing costs (CC)$3,000
Holding costs (HC)$3,000
Hold time (months)6 mo
Scenario A — Resale
After-repair value (ARV)$320K
Realtor commissions (REC)5%
Seller closing costs (SCC)$5,000
Scenario B — Project (partner)
Purchase price (PP)$180K
Rehab costs (RC)$40K
Closing costs (CC)$3,000
Holding costs (HC)$3,000
Hold time (months)6 mo
Scenario B — Resale
After-repair value (ARV)$320K
Realtor commissions (REC)5%
Seller closing costs (SCC)$5,000
Scenario B — Capital partner terms
Loan amount$208K
Points2%
Interest (flat, project total)6%
Junk / admin fees$2,000
Deal summary
Scenario A — All Cash breakdown
Scenario B — Capital Partner breakdown

Cash-on-Cash — Full Underwriting

Enter your property assumptions and watch cash flow, cash-on-cash return, DSCR, and cap rate update live. The full P&L waterfall shows every dollar from gross rent to net cash flow.

Investor-grade P&L

Property & financing

$875,000
25%
6.75%
30 yrs
$9,500
$0

Income

$7,500/mo
5%
$0/yr

Operating expenses (annual)

$6,800
$2,600
$2,400
$0
$3,000
8% of EGI
5% of EGI
$1,200

Full P&L waterfall — gross rent to cash-on-cash return

Cash-on-cash vs benchmarks

Income & expense breakdown

Deal summary

ROI vs IRR Interactive Calculator

Adjust any assumption below and watch how Simple ROI and IRR respond differently — and why.

Course 1 · Module 1.5 · Investment Sales Training Program

Deal assumptions — 77 Harbor View Drive, Revere MA

$875,000
25%
6.75%
$58,907
6.0%
5 yrs
6.0%

Year-by-year cash flow breakdown

Year NOI Debt service Cash flow Cumulative CF Property value Equity

Cash flow chart — annual vs cumulative

Why ROI and IRR tell different stories

The key concept

Timing is everything in IRR

IRR discounts future cash flows back to today's dollars. A dollar received in year 5 is worth less than a dollar received today — because the year-1 dollar could be reinvested and grow. The more back-loaded your returns are (i.e. the bigger the sale proceeds relative to annual cash flow), the bigger the gap between simple ROI and IRR.

Try this: Drag appreciation to 0% — IRR collapses because the exit no longer carries the deal. Then drag hold period from 5 years down to 2 years — watch IRR jump because the same sale proceeds arrive much sooner. Same total profit, very different IRR.

Value-Add Long Hold Analyzer

Model a value-add acquisition through renovation, stabilization, and long-term hold. Adjust any assumption and watch all metrics update live.

Property A

$1,100,000
25%
6.75%
$57,964
$150,000
18 mo
$102,342
2.00%
5.0%
7 yrs
5.00%
6.0%

Year-by-year performance — three phases

Renovation phase
Stabilization phase
Stabilized hold
Exit year
Year Phase NOI Debt service Cash flow Cumulative CF Property value Loan balance Equity

NOI growth and property value over time

NOI (bars) Property value (line)

Annual cash flow and cumulative equity build

Cash flow (bars) Equity (line)

Return analysis

The value-add thesis

Exit cap rate: Slide this up by 0.5% and watch the total return drop significantly. The exit cap rate is the single biggest driver of sale price — and the assumption sellers always set too optimistically.

Renovation cost: Try sliding this from $150k to $200k. Notice how the IRR responds — cost overruns are the most common reason value-add deals underperform their projections.

Hold period: Extend from 7 to 10 years. The NOI growth compounding kicks in and the stabilized cash flow builds significantly. This is why patient capital wins in value-add.

NOI growth rate: Drop this to 0% and see the impact. Even modest rent growth of 2% per year makes a very large difference over a 7–10 year hold.
For illustrative purposes only. Not financial or investment advice. All figures are estimates — consult a licensed real estate professional before making investment decisions.  ·  JTBD RE Pulse
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