The mogul platform provides a powerful calculator tool that allow you to deeply examine property investments and customize financial projections.

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Accessing the Calculator

The calculator is can be accessed by going to the ‘Analysis’ tab, allowing you to:
  • View default projections across multiple scenarios
  • Customize assumptions to match your investment outlook
  • Analyze detailed cash flows and returns

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Scenario Analysis

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Multiple Case Views

  • Base Case: The expected performance based on conservative assumptions
  • Bull Case: An optimistic scenario with more favorable outcomes
  • Bear Case: A conservative scenario accounting for potential challenges
Toggle between these to see how different assumptions affect the high-level metrics.

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Customizable Assumptions

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Revenue Assumptions

  • Monthly Rental Income: Defaults come from comparable properties, broker estimates, manager projections, and—when available—actual performance data
  • Editable Fields: Click any value to override it with your own projections

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Operating Expense Assumptions

  • Property Taxes: Pre-populated based on current assessments
  • Growth Rates: Adjustable annual growth rates for each expense category
  • Property Management Fees: Shown as a percentage of rental income
  • Miscellaneous Costs: Includes pool supplies, lawn care, maintenance, cleaning, etc.

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Property Appreciation

  • Annual Growth Rate: Adjustable appreciation rate for the property value
  • Conservative Defaults: Base case assumptions are intentionally more conservative than traditional underwriting

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Capitalization Structure

The calculator provides transparency into the full capital stack:
  • Purchase Price: Total acquisition cost of the property
  • Debt: Loan amount used to finance the purchase
  • Equity: The amount funded by investors
  • Closing Costs: Expenses related to the transaction
  • Loan Costs: Origination fees (typically 1%), underwriting and appraisal fees
  • Reserves: Vacancy and maintenance reserves
  • Miscellaneous Costs: Including mogul’s 5% platform fee

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Financing Assumptions

  • Initial Loan Terms: Interest rate, amortization period, loan-to-value ratio
  • Refinance Scenarios: Potential future refinancing based on interest-rate projections
  • Break-Even Analysis: Calculations showing minimum performance needed to cover costs

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Comprehensive Cash Flow Analysis

The calculator provides year-by-year projections over a 10-year period.

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Detailed Financial Metrics

  • Rental Income: Projected revenue from the property
  • Operating Expenses: All costs associated with property management
  • Net Operating Income (NOI): Income after expenses, before debt service
  • Unlevered Cash Flows: Returns without considering debt
  • Levered Cash Flows: Returns after debt service payments

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Return Calculations

  • Cash-on-Cash Yield: Annual cash flow divided by initial investment
  • Internal Rate of Return (IRR): Annualized total return over the investment period
  • Unlevered vs. Levered Metrics: Comparison of returns with and without debt financing

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User-Driven Development

This calculator was built in direct response to user feedback seeking more powerful analysis tools.