Cashflow Calculator.
A free tool to work out what an investment property actually costs you per week, and what it builds over ten years. Type in the property details, see the numbers update live.
The deal, in five numbers.
This property costs you $145/wk out of pocket after tax.
Here's the story in plain English. You're buying a $800,000 property in NSW. Upfront, you put in $252,000 (your cash + equity from another property + stamp duty + closing costs), and the bank lends you the rest, $600,000.
For year one, the property earns $29,952 in rent (after allowing for vacancy), and costs $49,997 to run (expenses + loan repayment). That's a paper loss of $20,045 before tax. The tax office refunds $12,497 at your marginal rate (because of negative gearing + the depreciation deduction), so your real cost lands at $7,547 for the year, or $145/week.
Year one · where every dollar goes.
Income → costs → taxWhat the property earns in rent, after you've allowed for it sitting empty between tenants.
All the standard expenses of owning the property for a year.
When the property loses money on paper (rent < expenses + loan + depreciation), the tax office gives you a refund at your marginal rate. This is what people call negative gearing.
Shock test · what if it goes sideways?
Same property, three bad daysThree what-if scenarios. Each one runs independently against the base case above. In a real downturn they often happen together, which is why this number is a floor, not a guarantee.
If two of these bite at once (rates up and rent down), the weekly cost can double quickly. This is the conversation to have with Komay before signing.
Ten-year projection.
What this builds over a decadeYear-by-year view. Property value grows, rent grows, expenses grow, the loan either gets paid down or stays put. The weekly cost usually shrinks each year as rent catches up to expenses.
| Year | Property value | Loan balance | Equity | Annual rent | Pre-tax CF | After-tax CF | Cumulative |
|---|---|---|---|---|---|---|---|
| 1 | $840,000 | $600,000 | $240,000 | $29,952 | - $20,045 | - $7,547 | - $7,547 |
| 2 | $882,000 | $600,000 | $282,000 | $30,851 | - $19,421 | - $7,167 | - $14,714 |
| 3 | $926,100 | $600,000 | $326,100 | $31,776 | - $18,777 | - $6,774 | - $21,488 |
| 4 | $972,405 | $600,000 | $372,405 | $32,729 | - $18,113 | - $6,369 | - $27,857 |
| 5 | $1,021,025 | $600,000 | $421,025 | $33,711 | - $17,427 | - $5,950 | - $33,807 |
| 6 | $1,072,077 | $600,000 | $472,077 | $34,723 | - $16,719 | - $5,519 | - $39,326 |
| 7 | $1,125,680 | $600,000 | $525,680 | $35,764 | - $15,988 | - $5,073 | - $44,399 |
| 8 | $1,181,964 | $600,000 | $581,964 | $36,837 | - $15,234 | - $4,613 | - $49,012 |
| 9 | $1,241,063 | $600,000 | $641,063 | $37,942 | - $14,456 | - $4,138 | - $53,150 |
| 10 | $1,303,116 | $600,000 | $703,116 | $39,081 | - $13,653 | - $3,648 | - $56,798 |
After a decade, this property built or cost you...
If the assumptions hold, this property is worth about $1,303,116 in ten years (up from $800,000). You've built around $503,116 of equity, after putting in $56,798 of after-tax cashflow over the decade. Net of everything, you've built $446,317 of new wealth. That's the closing-call number Komay walks through.
- This is a year-one snapshot with a ten-year projection on top. Depreciation is held flat at the year-one amount for simplicity. In reality Div 40 plant diminishes; Div 43 building is closer to flat at 2.5% p.a.
- Stamp duty uses a simplified flat % per state. Real stamp duty is tiered (and varies by first-home, investor, off-the-plan, etc.). Numbers are indicative.
- Tax refund from negative gearing is not free money. It offsets a real out-of-pocket cost. The thesis is capital growth + tenant paying down the loan, not the tax refund itself.
- Interest Only frees cashflow during the IO period. After IO ends, the loan amortises over the remaining term. This projection keeps IO loans at the original balance for simplicity; ask Komay for the full P&I schedule on a live deal.
- The lender has final say on serviceability, LVR, and rate. The audit Komay does next is the read on what a real lender will offer.
This calculator runs the same maths Komay walks investors through on a 15-minute call. Real tax brackets, real stamp duty by state, real lender shading on rent. The output is honest about negative gearing: the tax refund offsets a real cost, not a windfall.
If your number lands somewhere worth talking about, the next step is fifteen minutes on the phone.
Want to turn this into a real deal?
Komay reads your scenario back, flags what a lender will push on, and gives a written audit before you commit to anything.