Reference
What these calculators assume
Every calculator is a concept estimate, not a quote or financial advice. Below are the assumptions and the most common questions, in plain language.
Buy vs. Rent
Assumes property tax of 1.25%, insurance of 0.35%, maintenance reserve of 1% of home value per year, and a 6% selling cost. Compares total cost of owning (with upkeep) against total rent paid over the years you'll stay, then nets out the equity built and the sale-after-costs.
Does it model the mortgage tax deduction?
No, intentionally. Most Westside buyers in the price ranges shown take the standard deduction once the SALT cap is factored in. Adding it would overstate the case for owning.
What if I move sooner than planned?
Drop the years-you'll-stay slider. The math turns against owning fast: the 6% selling cost is paid once, but it gets distributed across however many years you stay.
True Monthly Payment
Adds principal & interest, property tax, insurance, HOA, and a 1%/year maintenance reserve. The number Zillow shows you is principal and interest only; this is the honest monthly that a Westside home actually carries.
Is the maintenance reserve real money I'll spend?
In a planning sense, yes. Some years you'll spend nothing. Others you'll spend 5% on a roof, a furnace, or a foundation surprise. Averaged across a long hold, 1%/year is conservative.
What about PMI?
Not modeled. Most buyers in the Westside ranges shown put 20% or more down. If you're below 20%, your true monthly is meaningfully higher and worth a real lender quote.
Seller Net Proceeds
Sale price minus commission, closing costs, repairs and concessions, and loan payoff equals net proceeds. Defaults: 5% commission, 1.5% closing costs.
Why 5% commission as the default?
It's the working baseline after the 2024 NAR settlement, though the actual number is negotiated and varies. Slide commission down to see how the math shifts.
Where does staging fit?
Roll it into the repairs and concessions slider. Westside staging on a $1.5M home typically runs $4K to $12K depending on furniture inventory and time on market.
Commercial Cap Rate
Net operating income divided by purchase price equals the cap rate. The cash flow line then subtracts debt service to show cash-on-cash return. Defaults: 5% vacancy, 35% operating expenses, 30% down at 7%.
Why does my broker's cap rate differ from this?
Brokers often quote pro forma at full rent, no vacancy, and stripped operating expenses. This calculator builds in vacancy and a realistic opex ratio, so the number lands closer to the operating reality.
Is 35% opex right for my deal type?
It's a fair default for stabilized small multifamily. Lower for net-leased commercial (15% to 25%); higher for distressed or value-add (40% plus). Slide it to match.
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