Live-In Multifamily Planner | 1–4 Family Owner-Occupied

Property

Property Address

🏠 Your Unit: You will occupy one unit. Enter the monthly rents for the units you will rent to tenants — leave any unit blank if it does not apply to your property.

Tenant Unit Rents (Monthly)

Unit 2 Tenant unit

Unit 3 Leave blank if 2-unit property

Unit 4 Leave blank if 2 or 3-unit property

Other Income (Monthly)

Parking

Laundry

Other

Tip: Rental income from the other units can be used to help you qualify for a larger mortgage. Ask your lender about the 75% rule for rental income qualification.

Operating Expenses

ℹ️ About Your Expenses

As an owner-occupant, your personal unit's share of expenses is not deductible — only the rental portion. The calculator shows total expenses for accurate cash flow, and the Tax Benefits tab separates the deductible rental portion.

Insurance (annual)

Property taxes (annual)

Utilities (landlord-paid)

Water / Sewer

Trash

Maintenance reserve

Landscaping / snow

Legal / accounting

Pest control

Other expenses

Vacancy rate ℹ️

What is a vacancy rate?

Even the best landlords experience periods between tenants. A vacancy rate reserves a percentage of gross rental income to account for months when a unit is unoccupied — either during turnover or while finding a qualified tenant.

In Greater Boston, vacancy rates for well-maintained 1–4 family properties typically run 3–6% annually — roughly 2–4 weeks of lost rent per year per unit.

Modeling this gives you a realistic picture of actual rental income rather than an optimistic best-case scenario.

% $0/mo

Reserve for periods between tenants · Greater Boston avg 3–6%

Property management (% of rental income)

% $0/mo

Enter 0 if self-managing · Typical 6–10%

🏠 Owner-Occupant Financing Advantages

✓Lower down payment — owner-occupants of 1–4 family properties qualify for residential financing with significantly lower down payment requirements than investor loans.

✓Lower interest rates — typically 0.5–1.5% lower than investor loan rates, meaningfully improving monthly cash flow.

✓VA benefit — eligible veterans can purchase with zero down payment when occupying within 12 months of purchase. No mortgage insurance required.

✓Rental income counts toward qualification — lenders can use 75% of projected rental income to help you qualify for a larger loan amount.

Purchase Details

Purchase price

Down payment

% $75K

Interest rate

Loan term

yrs

Closing costs

Annual appreciation For equity projection chart

Down Payment Credits

Down payment credit ℹ️

🏠 Homeownership Funding Programs

Greater Boston has 30+ Homeownership Funding Programs — some approaching $50,000 in credits applied at closing. Many buyers who assume they don't qualify are surprised to learn they do.

✓Income eligibility up to $205,000 — household income limits are higher than most buyers expect.

✓Grants that do not need to be repaid — as long as occupancy requirements are met.

✓Some programs eliminate PMI entirely — saving hundreds per month vs. conventional loans with less than 20% down.

✓Can be combined with owner-occupant financing on 1–4 family properties.

Program availability, eligibility, and amounts vary. Contact Jack for a confidential conversation about what may be available for your specific situation.

Grants, forgivable loans, or credits applied at closing

Additional closing resources Other funds available at closing

Monthly payment: — · Total cash needed: —

Tax Profile

Federal tax bracket

Land value (est.)

Year built / acquired

Tax Benefits of Ownership

ℹ️ How Tax Benefits Work for Owner-Occupants

As an owner-occupant of a rental property, you can deduct expenses and depreciation proportional to the rental units. On a 2-unit where you occupy one, roughly 50% of building expenses and depreciation are deductible. The estimates below reflect your rental unit share.

Accelerated Depreciation Opportunity

💰 Additional Year 1 Tax Benefit — Accelerated Depreciation

Beyond standard straight-line depreciation, a formal engineering study reclassifies portions of the building into shorter depreciation schedules — allowing significantly larger deductions in Year 1.

Estimated (additional)

—

Cost segregation studies are performed by an independent engineering firm that has completed 10,000+ studies and provides IRS audit representation on every study it issues. More Realty Advisors conducts the site survey; the engineering firm completes the study. We do not perform the study or provide tax advice. A preliminary feasibility review is available at no cost. Speak with Jack to determine whether this property qualifies and what the estimated benefit could be.

Amortization Schedule

Yr	Pmt	Principal	Interest	Balance	Equity

Table scrolls — all years visible

Equity shown as cumulative principal paid plus original down payment. Does not include appreciation.

Net Monthly Housing Cost
—
Your mortgage + expenses − tenant rent

After-Tax Monthly Cost

—

After annual tax benefit ÷ 12

Monthly Mortgage Payment

—

Principal + interest

Total Cash Needed

—

Down + closing − credits

Your tenants are covering —

of your monthly mortgage payment

Monthly Breakdown

Gross rental income—

Operating expenses—

Net operating income—

Mortgage payment—

Your net monthly cost—

Cash to Close

Purchase price—

Down payment—

Closing costs—

Total cash needed—

💰 After-Tax Benefit of Ownership

Standard depreciation deduction (yr)—

Deductible mortgage interest (yr 1 est.)—

Annual tax savings — standard depreciation—

Additional Year 1 savings — cost segregation—

Total Year 1 tax benefit —

Monthly equivalent —

✓ Your true after-tax monthly cost —

📈 Equity Growth — The Scissors Effect

PROPERTY VALUE · LOAN BALANCE · EQUITY

Year 1 Equity

—

Year 10 Equity

—

Year 20 Equity

—

© 2026 More Realty Advisors. All Rights Reserved. Results are estimates for educational purposes only. Not financial, legal, investment, or tax advice. Tax benefit calculations reflect the rental unit share of expenses and depreciation only. Consult a qualified CPA before making tax decisions. Down payment assistance program availability, eligibility, and amounts vary. VA loan eligibility subject to individual qualification.

Disclosure. This tool is educational. Outputs are estimates based on the assumptions you enter — not a prediction, guarantee, or offer. More Realty Advisors and Jack Girvan do not provide tax, legal, or accounting advice. Interest rates shown are illustrative defaults current as of August 2026; rates change daily and vary by lender, credit profile, loan size, property type, occupancy, and points paid. Consult your CPA and attorney before acting. Equal Housing Opportunity.

Cost segregation studies are performed by an independent engineering firm that has completed 10,000+ studies and provides IRS audit representation on every study it issues. More Realty Advisors conducts the site survey; the engineering firm completes the study. Benefits may be limited by the passive activity loss rules (IRC §469) and are subject to depreciation recapture on sale. Enter to win a free cost segregation study — entries close October 31, 2026. See website for drawing rules.

© 2026 More Realty Advisors. All Rights Reserved. This tool — including its methodology, formulas, input structure, layout, and written content — is the original work of More Realty Advisors and is protected under U.S. copyright law. Unauthorized reproduction, republication, modification, reverse-engineering, framing, embedding, or distribution, in whole or in part, is prohibited. Permission requests: info@lptboston.com. More Realty Advisors is a team operating under LPT Realty, a licensed Massachusetts real estate brokerage. Jack Girvan, Licensed Massachusetts Real Estate Broker · 361 Newbury Street, Boston, MA · 617.913.7573 · LPTBoston.com

Want Jack to Walk Through Your Numbers With You?