Run the numbers
Underwriting calculator
Short-term or long-term, either market. Ungated. Change an input, watch the return move. Send the scenario when you're done and the first call starts with a deal on the table.
Acquisition
Financing
Operating costs
Defaults to 1% of purchase price until you move it. Confirm the actual bill and whether homestead applies.
Defaults to 1.1% of purchase price until you move it. Wind and flood zone, roof age and year built drive the spread more than square footage.
Post-Surfside reserve funding. Ask for the SIRS and reserve study; a 2024–26 assessment is common on coastal condos built before 1995.
Zero if you self-manage, which most of our clients do. Full-service STR management on the coast runs 15–25% of gross.
Charged as a flat monthly figure — about 3.1% of revenue. Counted once, on this basis only.
Utilities and vendors
Zero if the tenant pays it directly, which is the norm on a long-term lease.
Linens, restocking, hot tub chemicals, alarm monitoring, license and permit renewals.
Revenue · long-term rental
The propertyOptional
Add the address and basics if you have them. They're sent with your scenario so we can look at the property with you.
Results · liveLTR / MF
- Cash-on-cash return
- 9.8%
- Annual cash flow ÷ cash to close
- Cap rate
- 8.6%
- NOI $59,202 ÷ price
- DSCR
- 1.36×
- Clears a typical 1.20–1.25 lender floor
- Break-even revenue
- $62,256/yr
- 80.0% of projected revenue
- Cash to close
- $158,700
- Down $138,000 + closing $20,700
- Monthly debt service
- $3,635
- Loan $552,000 at 6.9%
Closing costs estimated at 3% of price. Loan assumes a fixed-rate amortizing mortgage. Not a lending or tax opinion.
Insurance
Insurance varies widely on the same purchase price. Year built, roof age, flood zone and wind exposure move the premium more than anything else, so the default is a starting point, not a quote.
Condo assessments
A dedicated line, not a footnote. Post-Surfside reserve funding is producing five-figure assessments on older coastal buildings. Ask for the SIRS before you offer.
STR ordinances
Rules differ by jurisdiction and by HOA, and residential zoning in parts of Tampa Bay limits stays under 30 days. A Tampa parcel and a Panama City Beach parcel are not the same deal at the same price.