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Rental-net estimator

An annual worksheet that groups common residential rental categories.

Three layers stay separate: Market context (optional FMR card) · Cash flow (effective rent and expenses) · Tax education (this worksheet). No blended after-tax return from live FMR.

Estimates for planning; not tax/legal advice.

Rents and vacancy

What you collected, not a HUD FMR and not a market median.

Use dollars or percent. not both. Effective rent = rents received − vacancy / concessions.

Operating categories (annual $)
Depreciation

Enter an amount, or open the helper and type the result back yourself.

Inputs, formulas, assumptions, sources

Inputs. Annual rents received; vacancy as dollars or percent; the listed operating categories; optional HOA / pest / licenses; depreciation as a user amount or the mid-month helper.

Formulas. Effective rent = rents − vacancy/concessions. Total expenses exclude depreciation. Net cash-style rental = effective rent − those expenses. Educational net = that result − depreciation you supplied or computed in the helper.

Assumptions. One residential activity, annual figures, no personal-use test, no PAL / at-risk / QBI / grouping / short-term classification. Mortgage interest here is the rental-interest amount you type, not a full Form 1098 reconciliation.

Not computed: passive activity loss limits, at-risk, QBI, grouping, short-term vs residential, personal-use day tests, Form 8582.