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.
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 -- -- --
↔ Swipe to see all columns
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) -- --
↔ Swipe to see all columns
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) -- --
↔ Swipe to see all columns
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%) -- -- --
↔ Swipe to see all columns
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
↔ Swipe to see all columns
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.
Interactive Pro Forma — HH Resort, Unit 4431

Investment Property Calculator

Every figure below reflects Unit 4431's actual listing price and verified pro forma data — see the full Investment Analysis for sourcing. All fields remain fully adjustable so you can test your own assumptions.

Property & Ownership Costs

Purchase & Financing

50%
6.4%
50% down is a common benchmark for evaluating a property's fundamentals with reduced leverage risk — lower this to see how more leverage changes cash-on-cash return and DSCR (see Leverage Sensitivity below).

Fixed Expenses

5%
These figures reflect Unit 4431's actual property tax bill and current insurance/regime quotes — see the full Investment Analysis for complete sourcing.
South Carolina assesses non-owner-occupied property at a 6% ratio for tax purposes, versus 4% for primary residences — already reflected in the tax figure above.

Rental Strategy & Income

Rental Type & Management

Short-Term Rental
Long-Term Rental
Self-Managed
Property Management Company
3% reflects Airbnb's published host-only fee, applied to Short-Term Rental income. Self-managed Long-Term Rental carries no platform fee.

Rental Income & Occupancy

I know monthly rent
I know nightly rate (ADR)
35%
35% vacancy (~238 occupied nights/year) is a commonly-used conservative STR planning assumption, not a market guarantee. Applies to whichever rental type is selected above.

Snowbird / Multi-Month Booking (STR only, optional)

No
Yes, I have one

Personal Use

Weeks you'd block off for your own use. Reduces available rental days in STR mode and is shown below as an estimated opportunity-cost value — never counted as cash flow.
Break-Even Vacancy — Your Safety Margin
-- This is the vacancy rate at which the property would stop covering its own costs — a higher number means more cushion.
Estimated Value of Personal Use: $0 — an estimated opportunity-cost value based on your typical nightly rate, not actual cash received. Not included in cash flow, NOI, or any return metric below.

Cash Flow, Today

Financing & Revenue Breakdown

--
Initial Investment
--
Monthly P&I
--
Loan Amount
--
Annual NOI
--
--
--
--
--/mo
Monthly Cash Flow
--%
Cash-on-Cash Return

Investment Metrics

Reflects your combined revenue streams above, net of vacancy and management/host fees.
Metric Result Target Status
Monthly Cash Flow -- -- --
Cash-on-Cash Return -- -- --
Cap Rate -- -- --
50% Rule -- ≤ 50% --
1% Rule -- ≥ 1.0% --
DSCR -- -- --
↔ Swipe to see all columns
Targets shown are commonly-cited general benchmarks (e.g., $600/mo cash flow, 6% cash-on-cash, 6% cap rate, 1.20 DSCR), not guarantees or promises for any specific property.

Stress-Test Your Assumptions
The numbers above reflect your exact inputs. This shows how sensitive your results are to changes in vacancy and financing.
Vacancy Sensitivity
Vacancy applied to your primary (STR or LTR) stream only; snowbird income, if enabled, is held fixed since it isn't vacancy-driven.
Vacancy Rate Monthly Cash Flow Cash-on-Cash
25% Vacancy (Strong Occupancy) -- --
30% Vacancy -- --
35% Vacancy (Your Setting) -- --
45% Vacancy (Stress Test) -- --
↔ Swipe to see all columns
Leverage Sensitivity
Cash-on-cash return is highly leverage-dependent — the property and its income don't change, only how much cash is required to acquire it.
Down Payment Cash-on-Cash DSCR
25% Down -- --
Your Setting -- --
50% Down -- --
↔ Swipe to see all columns
Second-home and short-term rental properties are typically underwritten as higher-risk than primary residences — in practice, expect meaningfully higher down payment requirements than the generic 20–25% floor cited in most investing benchmarks.

Equity, Over Time

Growth & Exit

3%
2% — Conservative
3% — Moderate
5% — Optimistic
These presets are round planning bookends, not a market-specific forecast — adjust the slider freely to reflect your own outlook.
7% reflects a commonly-cited combined figure for real estate commission (~6%) plus typical seller closing costs (~1%) — a round planning estimate, not a quote for any specific transaction. 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 Equity Snapshot

--
Total Return, 5 Years
--
Total Return (%), 5 Years
--
Equity at Year 5
--
Net Proceeds if Sold
--

5-Year Equity & Return Projection

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
↔ Swipe to see all columns
Click Print / Save Summary to get a clean, print-ready copy of your exact results.
This calculator uses Unit 4431's actual purchase price and verified pro forma figures — see the full Investment Analysis for complete sourcing. It is provided for planning purposes and does not constitute financial or investment advice. Prepared by Corbett Cummings, Realtor® — Real Broker, LLC.
The Property
A Turnkey Villa at an Established Beach Resort
Open-concept kitchen, dining, and living area with private balcony access, Unit 4431, Hilton Head Resort
Building 4 tennis courts (unit 4431's building) with golf course and ocean beyond Beach access via the community boardwalk, shared by all Hilton Head Resort buildings
Unit 4431 sits in Building 4, home to the community's tennis courts. All four buildings are connected by walkway, giving residents and guests access to every building's amenities — including Building 1 and 3's pools — plus shared boardwalk access to the beach.
$279,900
Current List Price
2 / 2
Bed / Bath
831 SF
Square Footage
Yes
STR / Airbnb Eligible
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