Data-Driven Investment Analysis

What Does This Investment Actually Return?

Most listings show you a price. This one lets you see the numbers behind it — and adjust them yourself.
Unit 4431 at Hilton Head Resort is a turnkey, rental-eligible 2-bedroom villa, recently reduced to $279,900. Below is a live, adjustable investment calculator built around this specific property — not a generic mortgage calculator, but a full cash flow and return analysis using real numbers: actual regime fees, current tax assessments, and Airbnb's published host fee structure.

Change the purchase price, the down payment, the rent assumption, anything — every number updates instantly. Then check both tabs: what this property produces today, and what it could build over five years.
Try the Calculator Below ↓
How to Use This Tool
Tab 1
Cash Flow & Operating Analysis
Answers "does this pencil out right now?" Adjust any input on the left — purchase price, financing, rent, vacancy — and watch every metric respond on the right, instantly.
Tab 2
Total Return & Equity Growth
Answers a longer question: what does ownership build over five years? Factors in appreciation and principal paydown to show equity growth over time, not just today's cash flow.
Every assumption is visible and adjustable. Nothing is hidden in a formula you can't see.
Investment Property Calculator | Corbett Cummings
Interactive Pro Forma — HH Resort, Unit 4431

Investment Property Calculator

Adjust any input — every number recalculates instantly. Two views: today's cash flow, and what ownership builds over time.
Property & Financing
50%
6.4%
50% down was chosen deliberately as the point at which this property clears every target metric — not a minimum requirement. Buyers with different priorities (self-use, lower leverage, pure cash flow) may reasonably choose a different down payment.
Rental Income & Fixed Expenses
35%
5%
Evidence-Based Self-Managed Cost
Acquisition Summary
--
Initial Investment
--
Monthly P&I
--
Loan Amount
--
Annual NOI (Realistic Scenario)
Investment Metrics — Evidence-Based Scenario (3% Airbnb + Software)
"Evidence-based" reflects Airbnb’s actual published 3% host fee plus a typical software cost, not a generic assumption — see Management Scenarios below for the full comparison.
Metric Result Target Status
Monthly Cash Flow -- -- --
Cash-on-Cash Return -- -- --
Cap Rate -- -- --
50% Rule -- ≤ 50% --
1% Rule -- ≥ 1.0% --
DSCR -- -- --
Monthly cash flow target of $600 reflects the commonly-cited range for single-unit investment properties ($400–800, with $500–600 most typical). Cash-on-cash target of 6% reflects the reduced risk of 50% down, not a universal cutoff — see Leverage Sensitivity below.
Break-Even Vacancy — A Genuine Selling Point
-- The rental income could drop by this much before the property stops covering its own costs. Higher is safer — this property’s margin for error is substantially above the typical 15% comfort threshold.
Vacancy Sensitivity
35% vacancy (~238 occupied nights/year) is itself a conservative planning assumption for this market. Shown against tighter and looser occupancy — even a high-vacancy stress case at 45% still clears positive cash flow, well short of the ~52-53% break-even point above.
Vacancy Rate Monthly Cash Flow Cash-on-Cash
25% Vacancy (Strong Occupancy) -- --
30% Vacancy -- --
35% Vacancy (Planning Assumption) -- --
45% Vacancy (High-Vacancy Stress Test) -- --
Leverage Sensitivity
Cash-on-cash return is highly leverage-dependent — the property itself doesn’t change, only how much cash is required to acquire it.
Down Payment Cash-on-Cash DSCR
25% (Bare Minimum) -- --
50% (This Analysis) -- --
25% down is a generic lending floor, but rarely achievable in practice for a second-home short-term rental at this price tier in this market — South Carolina taxes non-owner-occupied property at a 6% assessment ratio (vs. 4% for primary residences), and lenders price and structure STR/second-home financing accordingly. In practice, buyers in this segment should expect meaningfully higher down payment requirements than the generic 20–25% floor cited in most investing benchmarks.
Management Scenarios
Scenario Monthly Cash Flow Cash-on-Cash Cap Rate
Self-Managed — Evidence-Based (3% Airbnb + Software) -- -- --
Self-Managed — Conservative (5% flat) -- -- --
Property Management (typical 15–20%) -- -- --
Evidence-based scenario applies Airbnb’s published 3% host fee to collected rent, plus $425/year for pricing/channel software — cleaning is passed through to the guest and handled via the community’s on-site services. Property management row reflects the midpoint of the typical Hilton Head Island range.
Your results will be saved exactly as configured — enter your email on the next step to receive a copy.
Assumptions
3%
3% is a conservative long-run placeholder, not a market-specific forecast — adjust to reflect your own outlook.
Placeholder covering commission + typical seller closing costs. This view represents the property as an investment, not a full entrance-to-exit wealth analysis — the exit-cost figure is included here only because a multi-year hold naturally raises the question of eventual sale.
5-Year Projection (Self-Managed Cash Flow)
Year 1 2 3 4 5
Loan Balance
Principal Paid Down
Estimated Property Value
Equity
Cumulative Cash Flow
Total Return ($)
Total Return (%)
Net Proceeds if Sold
Your results will be saved exactly as configured — enter your email on the next step to receive a copy.
This tool is for illustrative planning purposes only and does not constitute financial or investment advice. Prepared by Corbett Cummings, Realtor® — Real Broker LLC.
Trust & Philosophy
Why This Level of Detail
Most investment property "analysis" a buyer sees is either a seller's optimistic pro forma or a generic online calculator that has no idea what your actual regime fees or Hilton Head's specific tax structure look like. This tool uses real numbers for this specific property, and it's honest about where the numbers are strong and where they're a genuinely close call — you'll see that reflected directly in the metrics themselves, not smoothed over.
Want to Keep Your Numbers?
Once you've adjusted the calculator to reflect your own assumptions, click Print / Save Summary at the bottom of either tab and enter your email — I'll send you a clean copy of your personalized results, exactly as you configured them.
If you're evaluating this property, or another Hilton Head Island investment, I'd welcome the chance to walk through the numbers with you directly.
Get a Custom Analysis for Your Property
Corbett Cummings, Realtor
Corbett Cummings, Realtor®
Real Estate Advisor | Real Brokerage