Multi-Year Projections
Project 80+ metrics across 40 years. See how rents grow, expenses compound, equity builds, and returns accelerate — all computed from a single set of inputs with individual growth rates per category.
How a $500K Property Evolves Over Decades
25% down, 6.5% rate, $3,900/mo rent, 3% appreciation. Here's what happens over time.
The Equity Crossover
Watch equity grow as the property appreciates and the loan balance declines. The moment they cross is a milestone every investor should know.
What This Chart Shows
The estimated market value each year, growing at your specified appreciation rate. Compounding turns 3% annual growth into serious wealth over decades.
Property value minus loan balance. This grows from two sources: appreciation pushing the value up, and amortization pulling the loan balance down.
Your remaining mortgage balance, declining faster in later years as more of each payment goes toward principal.
Year 1 equity: $144,191. By Year 20: $694,311. That's 4.8x growth from appreciation + debt paydown combined.
Cash Flow That Grows Every Year
Rents rise while your fixed-rate mortgage stays the same. The spread between income and debt service widens over time.
The Fixed-Rate Advantage
Your mortgage payment is fixed. On a 30-year fixed loan, your P&I payment is exactly the same in Month 1 as it is in Month 360. But your rent income grows every year.
NOI compounds faster than expenses. Each expense category (taxes, insurance, maintenance) has its own growth rate, so your projections reflect reality instead of a single flat "expense growth" assumption.
True Cash Flow™ includes tax benefits. Depreciation shelters income from taxes, creating additional real cash in your pocket that standard cash flow calculations miss entirely.
Key Metrics at Every Milestone
A snapshot at Years 1, 5, 10, 15, 20, 25, and 30 — all computed from a single $500K property.
| Metric | Year 1 | Year 5 | Year 10 | Year 15 | Year 20 | Year 25 | Year 30 |
|---|---|---|---|---|---|---|---|
| Property Value | $515,000 | $579,637 | $671,958 | $778,984 | $903,056 | $1,046,889 | $1,213,631 |
| Monthly Rent | $3,900 | $4,389 | $5,089 | $5,899 | $6,839 | $7,928 | $9,191 |
| NOI | $30,880 | $34,756 | $40,292 | $46,709 | $54,149 | $62,773 | $72,771 |
| Cash Flow (CFBT) | $2,437 | $6,313 | $11,849 | $18,266 | $25,706 | $34,330 | $44,328 |
| True Cash Flow™ | $5,928 | $9,804 | $15,340 | $21,757 | $29,196 | $37,821 | $44,328 |
| Total Equity | $144,191 | $228,596 | $354,048 | $506,887 | $694,311 | $925,748 | $1,213,631 |
| True Net Equity™ | $97,105 | $152,098 | $238,134 | $348,175 | $488,881 | $669,055 | $909,496 |
| RIDQ™ Total | $25,120 | $32,119 | $42,423 | $54,833 | $69,863 | $88,176 | $107,143 |
| ROIQ™ Total | 17.32% | 22.15% | 29.26% | 37.82% | 48.18% | 60.81% | 73.89% |
| CoC ROI | 168.08% | 435.37% | 817.14% | 1,259.72% | 1,772.80% | 2,367.59% | 3,057.12% |
| Cap Rate | 617.60% | 695.12% | 805.83% | 934.18% | 1,082.97% | 1,255.46% | 1,455.42% |
| Loan Balance | $370,809 | $351,041 | $317,910 | $272,097 | $208,745 | $121,141 | $0 |
80+ Metrics Per Year, All Projected
Every category below is computed for all 40 years with individual growth rates, override support, and full transparency.
Property Value
Market value, appreciation, land value, and improvements — growing at your specified rate with optional year-by-year overrides.
Income
Monthly rent, other income, gross potential income, vacancy loss, and effective gross income — each with its own growth rate.
Operating Expenses
Taxes, insurance, maintenance, management, HOA, and more. Each expense category compounds at its own rate — no flat "expense growth" assumption.
NOI & Cash Flow
Net Operating Income, cash flow before/after tax, True Cash Flow™, and debt service coverage ratio — year by year.
Equity & Net Worth
Total equity, True Net Equity™, loan balance, LTV ratio, and equity growth rate — tracked across all 40 years.
Return Quadrants™
RIDQ™, ROIQ™, ROEQ™, ROTNEQ™ — four unique return perspectives broken into appreciation, cash flow, debt paydown, and tax benefits.
Amortization
Monthly principal, interest, PMI, extra payments, cumulative interest, and payoff projections — all 480 months.
Tax & Depreciation
Annual depreciation, taxable income, tax liability, Cash Flow from Depreciation™, and the tax benefit of ownership.
Sale & IRR Analysis
Net sale proceeds, capital gains, depreciation recapture, and Internal Rate of Return (before and after tax) at every potential exit year.
IRR at Every Exit Point
Internal Rate of Return if you sell at the end of each year. Both before-tax and after-tax (including depreciation recapture and capital gains).
| Year | IRR (Before Tax) | IRR (After Tax) |
|---|---|---|
| Year 1 | -24.88% | -28.94% |
| Year 2 | -3.78% | -8.22% |
| Year 3 | 3.85% | -0.28% |
| Year 5 | 9.53% | 6.19% |
| Year 7 | 11.48% | 8.81% |
| Year 10 | 12.49% | 10.55% |
| Year 15 | 12.77% | 11.58% |
| Year 20 | 12.65% | 11.89% |
| Year 25 | 12.47% | 11.97% |
| Year 30 | 12.29% | 11.97% |
Understanding IRR
The annualized rate of return that accounts for the timing and magnitude of every cash flow — investment, annual returns, and sale proceeds.
Includes all cash flows plus net sale proceeds (after selling costs), but ignores taxes entirely. Your "gross" return picture.
Accounts for capital gains tax and depreciation recapture at sale. This is the return you actually keep.
IRR typically peaks at a specific year. Selling too early misses compounding; selling too late dilutes annual returns. The table reveals the sweet spot.
Why 40-Year Projections Matter
Year 1 numbers only tell part of the story. Here's what you miss without long-term projections.
Returns Accelerate
Returns often jump dramatically in years 5-10 as appreciation compounds and more of each mortgage payment goes toward principal. A deal that looks mediocre in Year 1 can become exceptional by Year 7.
See Every Milestone
When does cash flow turn positive? When does equity hit $500K? When does the loan pay off? When does your ROIQ™ exceed 100%? The projections reveal every milestone automatically.
Individual Growth Rates
Taxes might grow at 2%, insurance at 5%, maintenance at 3%, and rent at 4%. A single "expense growth" assumption is unrealistic. TWGREDAS™ lets each category compound independently for accurate long-term modeling.
Override Any Year
Know that property taxes will jump in Year 3? Expect a rent increase in Year 5? Override any metric in any year to model reality. The rest of the 40-year projection adjusts automatically.
Explore More Features
Dive deeper into what makes TWGREDAS™ the most complete deal analysis tool.
Included with All Apps
Property Database
30+ financial fields organized into 9 categories with auto-save and full change history.
Property Classification
Tag properties by investment strategy and property type. Filter and sort your entire portfolio.
Real-Time Calculations
27 key metrics across 5 categories computed instantly as you type, with clickable walkthroughs.
Portfolio Dashboard
Portfolio highlights, property cards, strategy and type breakdowns, overview charts, and cross-app features.
Included with Purchase of Deal Analyzer
Four-Stream Breakdown
See appreciation, cash flow, debt paydown, and tax benefits as both dollars (RIDQ™) and percentages (ROIQ™).
Analysis Dashboard
The TWGREDAS™ card, 6 input sections, and 9 interactive charts that update as you type.
Override System
Click any cell to override its value. Changes cascade forward and recalculate all downstream metrics.
Scenario Modeling
Model rent bumps, tax increases, renovations, or any scenario with month-level granularity.
Amortization Schedule
480-month schedule with PMI tracking, extra principal modeling, and interactive balance charts.
Return Quadrants™
RIDQ™, ROIQ™, ROEQ™, and ROTNEQ™ with year navigation and reserve adjustments.
Yearly Summaries
All 40 years in one table: value, rent, cash flow, equity, RIDQ™, ROIQ™, cap rate, and IRR.
IRR Tables
Internal Rate of Return before and after taxes for every year from 1 to 40.
Project Your Next Deal Across 40 Years
80+ metrics per year, IRR at every exit point, individual expense growth rates, and full override support. See the complete lifecycle of any deal.