Real Estate Portfolio Modeling

Refi. Reinvest. Repeat.

The model that shows how refinancing equity and reinvesting cash flow compound your portfolio into financial independence.

Log your rentals once. The Ledger projects 30 years of cash flow, flags every refinance opportunity, and automatically reinvests the proceeds — showing you the exact year you can quit.

Start Free — Build Your Ledger See The Engine

Free plan tracks up to 2 properties. No card required.

Portfolio SnapshotLive Estimate

Your PaycheckMonthly take-home pay

Portfolio Cash Flow4 rentals, net of all expenses

$3,077

Paycheck Replaced51%

More than halfway. The refi flywheel is starting to pull.

Your numbers replace this the moment you add a property.

How It Works

Four Steps. Thirty Years Of Math.

Your portfolio's future — modeled in the time it takes to enter your first property.

Add Your Properties

Enter purchase price, rent, mortgage, and expenses. Live Freddie Mac rates pre-fill your interest field automatically.

Model 30 Years Forward

Every year's cash flow, equity, appreciation, depreciation, and cap rate — projected instantly on a single screen.

Identify Refi Opportunities

The Refi Action Queue flags every property that's crossed your equity threshold — and shows exactly how much capital each can deploy.

Watch The Compounding

Cash flow and refi proceeds automatically fund the next down payment. The 30-year trajectory chart shows when your portfolio replaces your paycheck.

Keep adding properties and recycling equity until the portfolio replaces your paycheck. The Ledger shows exactly how many properties away you are — and which year you cross the line.

The Growth Engine

Refi + Reinvest = Accelerated Exit

Simple rental income grows linearly. Equity recycled through refinancing and reinvested cash flow grows exponentially. The Ledger models both — and shows you the difference.

PHASE 01

Equity Accumulates

Every mortgage payment chips away at the balance. Appreciation adds to the top. Your properties quietly build a balance sheet most investors never fully see.

Amortization tracked year by year
Market value appreciation modeled
LTV and equity ratio calculated live

→

PHASE 02

Refi Threshold Hit

When a property crosses your equity target, the Refi Action Queue flags it. Cash-out proceeds land in your deployment pool — ready for the next down payment.

Your equity threshold, your rules
Cash-out amount calculated precisely
Rate comparison included

→

PHASE 03

Capital Redeployed

Refi proceeds and pooled cash flow combine into the next down payment. The new property starts throwing off rent — and the cycle accelerates.

Cash flow reinvestment automated
New property modeled immediately
Portfolio trajectory updates in real time

Tool · Refi Action Queue

Know Exactly When To Pull Equity

Sorted by equity ratio, the queue shows which properties are ready now, how much cash each produces, and whether the rate makes a refi worth it.

Tool · Cash-Flow Reinvestment

Surplus Cash Buys The Next Property

Every year of positive cash flow pools automatically. The moment there's enough for a down payment, the model buys the next property — without you lifting a finger.

Tool · 30-Year Trajectory

See The Compounding In One Chart

The Portfolio Trajectory charts show equity and net cash flow curving upward as refi and reinvestment kick in — and the year your portfolio crosses your freedom number.

See It In Action

Seven tabs. Every number your exit plan needs — from today's portfolio snapshot to year 30 of the projection, refi and reinvest or pay it down.

01 · Dashboard Portfolio Snapshot: market value, total equity, monthly & annual net cash flow, and cap rate — all properties in one number.

02 · Portfolio Per-property breakdown — equity, LTV, cash flow, depreciation, and cap rate. Edit any field and all projections recalculate instantly.

03 · Projections 30-year equity and cash-flow trajectory charts, plus Holdings cards for every active property showing current-year market value, equity, cap rate, and net CF.

04 · Analysis Full financial detail: amortization, depreciation schedule, expense breakdown, and year-by-year cash flow — all on one screen.

05 · Stress Test Dial down rent or dial up vacancy and see which properties survive. Know your margin of safety before a bad year arrives.

06 · Refi Queue Every active property sorted by equity ratio. The queue shows available cash-out, the new down payment it produces, and whether a rate reset makes sense.

07 · Pay It Off Would rather pay mortgages down than reinvest? Pick which loan goes first, see debt-free date, interest saved, and monthly cash flow at 5, 10, 15, and 30 years — then run it through your whole account with one switch.

A Worked Example

What The Flywheel Looks Like Over 4 Years.

The exact demo portfolio shown throughout this page, run forward through the model — not a different hypothetical investor.

Same demo portfolio shown above · not a real customer

4 rentals, a $6,000/mo freedom number.

The same 4 properties shown throughout this page — $860,000 in value, netting $3,077/mo today. The goal is $6,000/mo. That's 51% replaced — not close enough to quit yet.

Set the refi equity threshold at 50% — the same default used everywhere on this page. Cedar Court Condo is already past it on day one. The moment a property crosses the threshold, the equity comes out and becomes a new down payment.

That refi, and two more that follow, take the portfolio from 4 properties to 7 by year 3. From there, no new deals are even needed — rent growth and amortization alone carry it the rest of the way.

The ledger shows the crossing in year 4. Not "someday." An actual year, on this exact portfolio. The refi + reinvest loop is why.

Today · 4 Properties

51%

paycheck replaced · $3,077/mo net

Year 1 · First Refi Fires

61%

5 properties · equity deployed → next purchase

Year 3 · 7 Properties

95%

third refi completes the run

Year 4 · Goal Crossed

101%

7 properties · $6,081/mo net — no new deals needed after year 3

Figures are illustrative and generated by the model's assumptions, not a guarantee. Your own numbers and exit date depend on the properties and assumptions you enter.

What's In The Ledger

Every Tool Your Exit Plan Needs.

Built for investors who want the full picture — not just rent minus mortgage.

Dashboard

Portfolio Snapshot

Market value, total equity, monthly and annual net cash flow, and cap rate — across every active property, always current.

Projections

30-Year Trajectory

Equity and cash-flow curves projected to 2055. Holdings cards show each property's current-year position. The refi and reinvest loops run automatically.

Refi Queue

Refinance Action Queue

Sorted by equity ratio. See which properties are ready, the exact cash-out available, and whether a rate reset makes the refi worth running.

Stress Test

Downside Modeling

Dial down rent, dial up vacancy, and see which properties stay cash-flow positive. Know your margin before a bad year arrives.

Depreciation

Paper-Loss Schedule

Every year's depreciation calculated and tracked. The tax advantage that turns cash-flow-positive rentals into paper losses — modeled properly.

Live Data

Live Mortgage Rates

The purchase editor pulls the current Freddie Mac 30-year rate automatically. Always modeling with the real number, not a guess from last year.

Pay It Off

Debt-Free Instead of Bigger

Reinvesting isn't the only exit. Send cash flow at your mortgages instead, pick which loan goes first, and see the exact year you're debt-free — and what your income looks like once you are.

Refi Queue

Personal Cash-Out

Refinancing doesn't have to fund the next property. One toggle sends cash-out to you instead — with this year's total and a running total, tracked automatically.

Pricing

Track Two Properties Free, Forever.

Upgrade only once you're ready to add more than that.

Free

Up to 2 properties

Full portfolio dashboard
30-year projections
Refi Action Queue
No credit card required

Growth

$20/month

Up to 10 properties

Everything in Free
Full refi + reinvest modeling
Stress testing & depreciation
Cancel anytime

Unlimited

$50/month

Unlimited properties

Everything in Growth
No property cap
Cancel anytime

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Questions

Before You Start The Ledger

You set an equity threshold — say, 50%. The model tracks each property's equity ratio year by year. The moment a property crosses that line, the simulation runs a cash-out refi: it calculates the proceeds, resets the mortgage balance, and adds the cash to the down-payment pool. You see it happen on the Projections tab and in the Refi Action Queue.

Every year your portfolio throws off positive net cash flow, the model pools it. Once pooled cash equals a configured down-payment amount, the simulation buys the next property — adding its rent, equity, and depreciation to every subsequent year. Over a 10-year horizon, this compounding effect is often the biggest driver of portfolio growth.

Yes — the Pay It Off tab models that path instead. Pick which loan to attack first (the one that frees the most cash flow, the smallest balance, or the highest rate), and see your debt-free date, interest saved, and monthly cash flow at 5, 10, 15, and 30 years out. One switch runs the plan through your whole account; refinancing pauses while it's on so the two strategies never mix by accident.

No. The Ledger runs the math on the numbers you enter — rent, mortgage, expenses, appreciation assumptions. It doesn't tell you what to buy, sell, or refinance. That call stays yours.

The Unlimited plan removes the property cap entirely for $50/month. You can upgrade the moment you need to, right from your account.

Yes. Every property, projection, and paycheck number is scoped to your account only — no one else's login can see it, by design.

The number is your portfolio's net cash flow — rent minus mortgage, taxes, insurance, maintenance, management, vacancy, and credit loss. It is pre-income-tax. Rental income is often taxed favorably thanks to depreciation (which the ledger tracks separately), but if you want a conservative target, set your freedom number higher to build in a cushion.

Yes, from inside your account, whenever you want. No contracts, no phone call required.

Why I Built This

From My Own Exit Plan To Yours.

I've been a real-estate investor for 15 years, quietly working my way toward my exit number. This past summer, I was diagnosed with brain cancer. After 90 days in the hospital, and nearly a year in recovery, I'm grateful to say I'm now in full remission.

Having left my job, I suddenly found myself with time on my hands — and an old question I'd never fully answered: exactly how many rental properties would it take to quit for good? So I built the all-encompassing model I'd always wanted, first just for myself.

I quickly realized the real power was in the interplay of reinvesting, refinancing, and depreciation — how they compound together over decades in ways a simple calculator could never show.

What you see here is that model — expanded, refined, and opened up to share with everyone chasing the same freedom.

Read the full story →