> ## Documentation Index
> Fetch the complete documentation index at: https://docs.mogul.club/llms.txt
> Use this file to discover all available pages before exploring further.

# Calculator Tool

> A special tool to analyze property investments and customize financial projections.

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

## 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

## Scenario Analysis

### 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.

## Customizable Assumptions

### 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

### 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.

### Property Appreciation

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

## 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

## 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

## Comprehensive Cash Flow Analysis

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

### 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

### 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

## User-Driven Development

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