10-Year Real Estate Investment Plan

Building $1.05M+ in Net Wealth

The hungrier-yet-still-realistic scenario — from first acquisition in 2026 through a premium Annapolis STR and $1.2M beach house by 2035.

2026 — 2035

7 Properties

4.75% Appreciation

Tax Savings

$307k

Refi Cash

$539k

Gross Rent

$751k

Grand Totals — End of 2035

Key Performance Metrics

Cost Seg Tax Savings

Tax-Free Refi Cash

Cumulative Gross Rent

~$0

Net Wealth Created

$0+

Sale Proceeds (#1)

Ongoing Cash Flow/yr

$0/yr

Plan Assumptions

Appreciation Rate

4.75%/yr

Investment Rate

6.50%

LTV on Refis

85–90%

Performance Target

Top Decile

Credit Rating

Excellent

Bonus Depreciation

100%

S-Corp Fee Rate

10% of Reno

QBI Eligible

Yes

10-Year Journey

Investment Timeline

Click any year to see the detailed events, transactions, and financial outcomes for that period.

2026

Gross Rent

$31,200

Refi Cash

$82,000

Tax Savings

$68,000

Sale Proceeds

—

Key Events

Apr: Buy Property #1 — $360k + $65k reno

Jul: Rent #1 @ $3,800/mo

Sep: Buy Property #2 — $360k + $125k reno

Cost seg #1: $68k savings

Annual Performance

Cash Flow & Income Streams

Year-by-year breakdown of gross rental income, tax-free refinance pulls, cost segregation savings, and sale proceeds across the full 10-year plan.

Gross Rent
Refi Cash
Tax Savings
Sale Proceeds
Cumulative Rent

Portfolio Overview

Property Tracker

Each property in the ladder with purchase details, renovation costs, rental income, refinance pulls, and full lifecycle phases from acquisition to disposition.

#1 Columbia TH

Sold 2033

Columbia, MD

Purchase

$360,000

Reno

$65,000

Sale Price

$581,000

Refi Pull

$92,000

Monthly Rent

$3,800/mo

Cost Seg

$68,000

#2 Reno Flip

Sold 2028

Columbia, MD

Purchase

$360,000

Reno

$125,000

Sale Price

$515,000

Refi Pull

$155,000

Monthly Rent

$4,200/mo

Cost Seg

$73,000

#3 Columbia TH

Sold 2031

Columbia, MD

Purchase

$500,000

Reno

$100,000

Sale Price

$710,000

Refi Pull

$135,000

Monthly Rent

$5,000/mo

Cost Seg

$90,000

#4 Primary Home

Kept Forever

Howard County, MD

Purchase

Existing

Reno

$226,000

ARV

$1,200,000

Refi Pull

—

#5 55+ Home

Kept Forever

Maryland

Purchase

$650,000

Reno

$50,000

ARV

$750,000

Refi Pull

$88,000

Monthly Rent

$5,200/mo

Cost Seg

$105,000

#6 Beach House

Kept Forever

Bethany/Rehoboth, DE

Purchase

$1,200,000

Reno

—

ARV

$1,200,000

Refi Pull

—

#7 Annapolis STR

Kept Forever

Annapolis, MD

Purchase

$1,000,000

Reno

$150,000

ARV

$1,250,000

Refi Pull

$425,000

Cost Seg

$173,000

Wealth Trajectory

Cumulative Wealth Growth

Watch the wealth river flow — cumulative rental income, refinance cash, tax savings, and sale proceeds stacking over the 10-year plan to reach ~$1.05M+ in net wealth created.

Cumulative Rent
Refi Cash
Tax Savings
Sale Proceeds

Financial Modeling

Mortgage Calculator

Model different interest rates, loan terms, and down payments. Select a property from your plan or enter custom values to see how the numbers change.

Property Preset

Purchase Price$500,000

Down Payment20% ($100,000)

Interest Rate6.500%

Loan Term30 years

Tax + Insurance (Annual %)1.5% ($7,500/yr)

Payment Summary

Loan Amount$400,000

Monthly P&I$2,528

Monthly PITI$3,153

Total Interest$510,178

Total Paid (P&I)$910,178

Interest-to-Loan Ratio127.5%

Amortization Schedule

Principal
Interest

Rate Comparison

Rate	Monthly P&I	Total Interest	Total Paid
5.00%	$2,147	$373,023	$773,023
5.50%	$2,271	$417,616	$817,616
6.00%	$2,398	$463,353	$863,353
6.50%current	$2,528	$510,178	$910,178
7.00%	$2,661	$558,036	$958,036
7.50%	$2,797	$606,869	$1,006,869
8.00%	$2,935	$656,621	$1,056,621

Based on $400,000 loan over 30 years. Highlighted row is your current selection.

Tax Strategy Modeling

Cost Segregation Calculator

Estimate first-year and multi-year tax savings from cost segregation studies. Adjust component allocations, bonus depreciation rates, and tax brackets to model different scenarios.

Property Preset

Total Basis (Purchase + Reno)$425,000

Land Value20% ($85,000)

Marginal Tax Rate37%

Bonus Depreciation100%

Component Allocation

Adjust how the depreciable basis ($340,000) is allocated across recovery periods. The 27.5-year portion auto-adjusts to keep the total at 100%.

5-Year (Fixtures, Carpet, Appliances)25% ($85,000)

7-Year (Equipment, Furniture)5% ($17,000)

15-Year (Land Improvements)10% ($34,000)

27.5-Year (Structure)60% ($204,000)

5-Year

7-Year

15-Year

27.5-Year

Tax Savings Summary

Year 1 Deduction (With Cost Seg)

$143,418

Tax savings: $53,065

Year 1 Deduction (Without Cost Seg)

$12,364

Tax savings: $4,575

Additional Y1 Savings

$48,490

5-Year Total Savings

$64,043

5-Yr Without Cost Seg

$22,873

Depreciation Schedule (10 Years)

5-Year
7-Year
15-Year
27.5-Year

Your Plan — Cost Seg Savings by Property

#1 Columbia TH$68,000

#2 Reno Flip$73,000

Columbia TH$90,000

55+ Home$105,000

Annapolis STR$173,000

Total Plan Savings$509,000

Final Summary

Grand Totals & Breakdown

End-of-2035 Summary

Total Cost Seg Tax Savings$509,000

Tax-Free Refi Cash Pulled$895,000

Sale Proceeds (Property #1)$244,000

Cumulative Gross Rent$1,246,000

S-Corp Construction Fees$49,000

Total Net Wealth Created$1,050,000+

Ongoing Holdings

Primary Home Value$1,200,000

Beach House Value$1,200,000

Beach House P&I$6,360/mo

Beach House PITI~$10,200/mo

Ongoing Cash Flow (55+ & Annapolis)$46,000–$57,000/yr

Tax-Free Refi Breakdown ($895k)

#1 Columbia TH$92k

#2 Reno Flip$155k

Columbia TH$135k

55+ Home$88k

Annapolis STR$425k

Cost Seg Savings Breakdown ($509k)

#1 Columbia TH$68k

#2 Reno Flip$73k

Columbia TH$90k

55+ Home$105k

Annapolis STR$173k

Upgraded Annapolis STR

$1M Purchase + $150k Reno

ARV

$1,250,000

Refi Pull

$425,000

STR Gross/yr

$140,000

Cost Seg

$173,000