Karl & Marie — 10-Year Horizon
Three Westside properties, five ownership scenarios. Drag the assumptions below and every number on this page re-runs live. Prepared with Ania de Pourbaix, Compass — August 5, 2026.
Your assumptions
Everything recalculates instantly. Nothing is saved — reload for the baseline.
Net result, year by year
What you would actually walk away with if you sold in that year: sale proceeds after costs and loan payoff, plus every dollar of rent collected, minus every dollar you put in, plus the rent you avoided by living there. Above the zero line means you came out ahead.
Monthly cash flow
Out-of-pocket each month after rental income, at the selected year.
What you get back vs. what you put in
Gains above the line, cash out of pocket below. The dot marks the net result.
The investor read
The underwriting metrics a lender or an investment partner would ask for first. Cap rate, NOI and DSCR describe the building as a business; IRR and equity multiple describe your money.
Full comparison
Every figure behind the charts, at the selected horizon.
How the net result is calculated
Exit price is the purchase price grown at the appreciation rate you set, compounded to the year you choose. From there:
exit price − cost to sell − loan payoff + rent collected along the way − every dollar you put in + rent you didn’t pay elsewhere = net result
The last term is what makes the five columns comparable. A home you live in is not a failed investment — it is shelter you would otherwise be renting. The “rent you’d otherwise pay’ slider sets that credit; scenarios where you live on site full-time get all of it, the Seasonal scenario gets three months a year of it, and the pure Investment scenario gets none because you would still be paying rent somewhere else.
How to read this
- 49 Brooks Ave and 2930 Neilson Way are modeled as owner-occupied homes with no rental income — their monthly cost is the price of living there, not an investment loss. If you'd otherwise pay rent elsewhere, subtract that avoided rent from the monthly number shown.
- 31 S Venice — Hybrid: you live in the 2BR/2BA year-round; both 1BR units rented at in-place rents, self-managed.
- 31 S Venice — Seasonal: you occupy the 2BR/2BA three months a year and rent it furnished for seven (two months held for turnover); 1BR units rented year-round with a 5% management fee. Includes a one-time $20,000 furnishing cost in Year 1.
- 31 S Venice — Investment: all three units rented at actual rents, professionally managed at 8%.
- Property tax is modeled at the new buyer's purchase-price basis (~1.25%), not the seller's lower Prop 13 basis shown on the triplex MLS sheet.
- Notice how the ranking shifts with the time horizon — and how much it depends on the rent assumption. Slide “rent you’d otherwise pay’ to zero and the two owner-occupied homes collapse; set it to what a comparable Venice rental actually costs and the Hybrid moves to the front.
Things to verify
- The $9,500/mo furnished rate for Venice Unit 2 is an estimate — no furnished comp was in the MLS. Check it against Blueground, Zeus Living, or Furnished Finder before relying on it.
- 49 Brooks shares one wall and the listing notes "shared common area expenses" with no dollar figure — confirm with the listing agent.
- 2930 Neilson Way: confirm no special assessment is pending and review the HOA reserve study.
- Confirm the triplex's furnished/30-day rental posture against zoning and any rent-stabilization exposure.
- In the Seasonal scenario the $20,000 furnishing cost appears both in cash-at-closing and in Year-1 cash flow, exactly as in the source model — so its return-on-cash reads slightly conservative.
- Still excluded: mortgage-interest and property-tax deductions, depreciation on the rental units, capital-gains tax at sale, and what the down payment could have earned invested elsewhere. That last one runs roughly $350K over ten years at 5% and applies to all five roughly equally, so it lowers every column without changing the order.