Investor Portfolio Maximizer
Will this rental pay for itself? See the monthly result first, then explore renovation and refinancing if you want to.
What are you thinking of buying?
General address lookup is coming soon. For now, use the saved Spruce or Edmonds research, or enter your own verified figures below.
Single-family homes only. Live searches share the entered location with the property-data provider. Address searches request property facts and a rent estimate. City searches use a sample of single-family listings to suggest a starting size, purchase price and rent when available. Review the findings before applying them.
Enter the purchase price, down payment, loan rate and expected rent. Your result shows what is left each month—or how much you must add.
What will you pay?
Loan limits, taxes & insurance
DSCR terms are lender-specific. The sample seller limit is not a GSE rule. Enter the lender’s actual terms. A distressed home may require bridge financing.
What will it earn?
Separate lender rent from your operating estimate. $4,656 is Zillow’s automated estimate for Spruce, not a lease or appraisal.
Edit vacancy, management & repair allowances
What would make this deal work?
Change price, down payment or rent above to compare. Taxes and insurance stay fixed unless you edit them.
Will the rent meet the lender’s loan requirement? (DSCR)
DSCR compares the lender’s accepted rent with the mortgage payment, taxes, insurance and HOA. A ratio of 1.00 means those costs are covered. It does not account for all of your operating expenses.
Below the entered ratio. Ask the originator about a smaller loan or different available terms.
Edmonds rent research · September 19, 2026
Available asking rents are context, not closed lease comparables. Size, condition, utilities and location differ from the 4,296 sq ft Spruce home.
| Example | Size | Asking rent |
|---|---|---|
| 22017 80th Pl W · 4 beds | 2,055 sq ft | $3,950/mo |
| 6801 157th Pl SW · 4 beds | 2,958 sq ft | $4,950/mo |
| 703 Main St · 3 beds | 3,054 sq ft | $4,900/mo |
See source listings. Confirm rent with a property manager and lender-accepted rent schedule.
When could the rent repay your initial cash?
Vacant-month budget: $6,403/month for debt, taxes, insurance, HOA and the entered carrying allowance. This simple rental case is separate from the optional renovation/refinance plan below.
| Time after purchase | Cumulative rental cash flow | Initial cash not yet recovered |
|---|---|---|
| 5 years | -$152,980 | $395,980 |
| 10 years | -$305,960 | $548,960 |
| 15 years | -$458,940 | $701,940 |
| 20 years | -$611,920 | $854,920 |
Cash-flow payback excludes appreciation, selling, tax benefits and equity from paying down the loan. A refinance returns borrowed money and does not count as rental profit. Rent, expenses and the current loan payment are held constant here; this is a simple payback illustration, not a full amortization forecast. Actual repairs and vacancies vary.
Optional: renovation & refinancing plan (BRRRR)
BRRRR = Buy, Renovate, Rent, Refinance, Repeat. This section adds renovation and months without rent, then estimates whether a new loan could return some of your investment. Borrowing money back is not profit.
Work through this only after reviewing the monthly rental result above. The figures below include the extra project costs.
Include the cash before rent starts.
Includes down payment, net closing costs, rehab, contingency and holding payments. No rental income assumed before stabilization. ARV is your assumption, not a valuation.
Value is only one limit.
Seasoning & lender valuation basis
Enter the actual lender policy. A value or rent increase does not remove seasoning, title, credit, lease or property-condition requirements.
The new loan is the smaller of the value limit and the rent-supported loan. New debt uses 30-year amortization.
This refinance would require more cash.
You would need to bring $270,756 to complete this refinance. After paying off the old loan, refinance costs and any entered prepayment penalty.
Cash returned is borrowed money, not profit. Negative cash left in a project means more borrowed cash was returned than invested; it is not an infinite return.
Keep the loan or refinance without cash out?
A refinance of the full payoff and costs exceeds the modeled value/rent limit by $270,756. Additional cash or different approved terms would be needed.
Interest-only acquisition payments can be lower than a fully amortizing refinance even when the rate drops. No 2–1 subsidy is assumed for these DSCR scenarios.
How much is really available for the next property?
The modeled plan needs more cash or a later eligible refinance before repeating. Reserve buffer: $23,280. Every future property needs its own underwriting.
Stress-test rent and the refinance rate
Each cell shows monthly cash flow / additional cash needed to refinance at that row’s maximum eligible loan. ARV stays fixed.
| Rent scenario | 5.50% | 6.50% | 7.50% |
|---|---|---|---|
| -10% · $4,190 | -$249/mo $291,099 cash in | -$249/mo $332,141 cash in | -$249/mo $366,957 cash in |
| 0% · $4,656 | -$276/mo $222,763 cash in | -$276/mo $270,756 cash in | -$276/mo $311,466 cash in |
| +10% · $5,122 | -$304/mo $154,428 cash in | -$304/mo $209,370 cash in | -$304/mo $255,975 cash in |
Assumptions, research & what to verify
Rates are example inputs, not live quotes. Price changes and refinance rates are independent scenarios: lower rates do not guarantee higher home values. No probability of refinancing is implied. No appreciation is assumed by default.
Investor calculations use qualifying rent ÷ principal, interest, taxes, insurance and association dues (PITIA). Actual DSCR rent rules, credit, reserves, seasoning, valuation basis, prepayment penalties and loan limits vary by lender. No temporary buydown is assumed on DSCR loans. Rehab is paid in cash; acquisition debt can be fully amortizing or interest-only. This is not a construction draw model.
1060 Spruce public listing snapshot: $1,825,000 asking, 4 beds, 4,296 sq ft, $12,006 reported annual taxes and $4,656 automated monthly rent estimate. Observed September 19, 2026. These are not an appraisal, verified tax bill, lease or lender-approved rent. The $1.2M → $900k case is a separate hypothetical negotiation.
Property snapshot · Edmonds asking rents · Fannie Mae buydowns · Seller contribution limits · DSCR lender example · BRRRR method
Review with your mortgage originator and real estate professional before making an offer. Income qualification, mortgage insurance, taxes, insurance, property condition and lender rules still need verification. No tax benefits, selling expenses or investment return on unused cash are modeled.