Investment Property Analyzer
A strategic tool built by Caio Mian Buyer's Agent to help you model the financial performance of an investment property — from purchase costs through to 10-year equity projections. All figures are estimates for educational purposes only.
📋 5 Steps to your report
- Step 1 · Property — Enter the address, purchase price, weekly rent and operating expenses
- Step 2 · Finance — Add your loan amount, interest rate and loan type (IO or P&I)
- Step 3 · Costs — Include stamp duty, legal fees and other acquisition costs
- Step 4 · Buyer — Enter your income so we can estimate the tax impact
- Step 5 · Assumptions — Set growth and rental increase assumptions, then generate your report
💡 Tips for best results
- Use your state's stamp duty calculator for an accurate duty figure
- Get a tax depreciation schedule from a quantity surveyor — it can significantly improve your after-tax cash flow
- The Live Preview panel on the left updates in real time as you type
- Use conservative growth assumptions (5–7%) unless you have strong local market data
- The report can be saved as a PDF using the print button at the bottom
- All tax figures are estimates — always confirm with your accountant
Key metrics explained
- Gross Yield
- Annual rent ÷ purchase price. A quick measure of rental income relative to property cost. Typically 4–7% for investment properties.
- Net Yield
- Like gross yield, but after deducting all operating expenses (management, insurance, rates etc). A more realistic picture of income return.
- After-Tax Cash Flow
- What you actually pay out of pocket each week, after rent received and any tax benefit from negative gearing. Negative = you top up. Positive = property pays you.
- Negative Gearing
- When your expenses (including loan interest) exceed rental income. The loss can be offset against your income, reducing your tax — a common Australian investment strategy.
- NOI (Net Operating Income)
- Gross rent minus all operating expenses, before loan interest. Shows the property's income performance independent of how it's financed.
- LVR (Loan-to-Value Ratio)
- Your loan amount as a % of the property value. Above 80% LVR usually requires Lenders Mortgage Insurance (LMI).
- DSCR
- Debt Service Coverage Ratio — NOI ÷ annual interest. Above 1.0x means rent covers interest. Below 1.0x means you're supplementing with your own cash.
- Cash-on-Cash Return
- After-tax annual cash flow ÷ total cash invested (deposit + costs). Shows the real return on the actual cash you put in.
- Usable Equity
- How much equity you could access for a future purchase, based on an 80% LVR cap. Equity = property value minus what's owed on the loan.
- CGT (Capital Gains Tax)
- Tax on your profit when you sell. CGT rules are subject to legislative change — always confirm the applicable rules with a registered tax agent before making decisions.
- Depreciation
- A non-cash tax deduction for the wear and tear on the building and fixtures. A formal schedule from a quantity surveyor maximises this figure legally.
- Holding Period
- How long you plan to keep the property. Longer holding periods generally reduce transaction costs as a % of gains and allow compounding growth to work.
⚠️ All figures in this tool are estimates for educational and strategic purposes only. They are not financial, tax or legal advice. Always consult a licensed financial adviser, accountant and tax agent before making investment decisions.
Property Details
Enter the property information. Fields marked * are required for the report.
Purchase Price & Value
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Rental Income
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Annual Operating Expenses
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Finance & Loan
Enter your loan details. These drive the holding cost and cash flow calculations.
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Enter 0 if not applicable
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Purchase Costs
Acquisition costs beyond the purchase price. Use your state stamp duty calculator for precision.
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Use your state stamp duty calculator
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Buyer Information
Used to estimate tax impact. All tax figures are indicative only and are not tax advice.
⚠️ Tax calculations are estimates for educational and strategic purposes only. They do not substitute advice from a registered tax agent, accountant, or financial adviser. Always consult a professional before making investment decisions based on tax projections.
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Get a formal tax depreciation schedule for accuracy
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Projection Assumptions
These drive the 10-year forecast and scenario analysis. Conservative defaults applied.
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