A cautious calculator for 2–4 unit Florida properties. Enter the numbers you verify for insurance, taxes, vacancy, management, repairs, reserves, and annual debt service. The result is educational only — not lender approval, proof of cash flow, or investment advice.
Build the property one unit at a time. Enter planning numbers you can later verify with leases, property records, insurance quotes, utility bills, inspections, lender terms, and professional advice.
Investor doctrine: More doors do not automatically mean more wealth. A positive estimate does not prove financing approval, legal use, insurability, property condition, tenant quality, or investment suitability.
The most common mistake investors make is using national average expense ratios in a South Florida cash flow model. South Florida costs can vary sharply by property, location, age, insurance underwriting, flood risk, and condition. Do not use national averages or old assumptions without verification.
| Expense Item | National Average | South Florida Reality | GC Note |
|---|---|---|---|
| Property Insurance | 0.5–0.8% of value/yr | 1.0–1.8% of value/yr | Age, roof type, distance to coast all drive rate. Roland verifies insurability before offer. |
| Maintenance Reserve | $50–$100/unit/mo | $150–$250/unit/mo | Pre-1980 concrete block: $200+. Cast iron, aging HVAC, old panels require real reserves. |
| Property Tax | 1.0–1.5% of value/yr | 1.1–1.9% of value/yr | Based on assessed value post-sale, not previous owner’s bill. Roland models at current market. |
| Vacancy Rate | 5–7% | 6–10% | South Dade is lower; North Miami is higher during renovation transitions. |
| Property Management | 8–10% | 8–12% | Self-managed saves 10% gross rent but requires owner availability. Budget full rate conservatively. |
Before trusting any calculator result, verify the property-specific facts. These official sources help you check property records, permits, flood risk, and recertification context. They do not replace a lender, CPA, insurance agent, property manager, inspector, contractor, or attorney.
Roland walks the property, prices deferred maintenance by system, and models the actual maintenance reserve — not a generic estimate. A cash flow projection built on a GC walkthrough is a document, not a hope.
The calculator gives you a framework. Roland gives you the real maintenance reserve based on actually walking the property. Two very different numbers.
Calculator next-step guidance. Use the numbers as a starting point. Roland can help you understand what should be verified by a lender, insurance agent, CPA, inspector, or other professional before you decide.
