CM Buyers Agent — Investment Analyzer

Investment Property Analyzer

A strategic tool built by Caio Mian Buyer's Agent to help you model the financial performance of an investment property — from purchase costs through to 10-year equity projections. All figures are estimates for educational purposes only.

How to use this tool

📋 5 Steps to your report

Step 1 · Property — Enter the address, purchase price, weekly rent and operating expenses
Step 2 · Finance — Add your loan amount, interest rate and loan type (IO or P&I)
Step 3 · Costs — Include stamp duty, legal fees and other acquisition costs
Step 4 · Buyer — Enter your income so we can estimate the tax impact
Step 5 · Assumptions — Set growth and rental increase assumptions, then generate your report

💡 Tips for best results

Use your state's stamp duty calculator for an accurate duty figure
Get a tax depreciation schedule from a quantity surveyor — it can significantly improve your after-tax cash flow
The Live Preview panel on the left updates in real time as you type
Use conservative growth assumptions (5–7%) unless you have strong local market data
The report can be saved as a PDF using the print button at the bottom
All tax figures are estimates — always confirm with your accountant

Key metrics explained

Gross Yield: Annual rent ÷ purchase price. A quick measure of rental income relative to property cost. Typically 4–7% for investment properties.
Net Yield: Like gross yield, but after deducting all operating expenses (management, insurance, rates etc). A more realistic picture of income return.
After-Tax Cash Flow: What you actually pay out of pocket each week, after rent received and any tax benefit from negative gearing. Negative = you top up. Positive = property pays you.
Negative Gearing: When your expenses (including loan interest) exceed rental income. The loss can be offset against your income, reducing your tax — a common Australian investment strategy.
NOI (Net Operating Income): Gross rent minus all operating expenses, before loan interest. Shows the property's income performance independent of how it's financed.
LVR (Loan-to-Value Ratio): Your loan amount as a % of the property value. Above 80% LVR usually requires Lenders Mortgage Insurance (LMI).
DSCR: Debt Service Coverage Ratio — NOI ÷ annual interest. Above 1.0x means rent covers interest. Below 1.0x means you're supplementing with your own income.
Cash-on-Cash Return: After-tax annual cash flow ÷ total cash invested (deposit + costs). Shows the real return on the actual cash you put in.
Usable Equity: How much equity you could access for a future purchase, based on an 80% LVR cap. Equity = property value minus what's owed on the loan.
CGT (Capital Gains Tax): Tax on your profit when you sell. If you hold the property for over 12 months, individuals receive a 50% discount on the taxable gain.
Depreciation: A non-cash tax deduction for the wear and tear on the building and fixtures. A formal schedule from a quantity surveyor maximises this figure legally.
Holding Period: How long you plan to keep the property. Longer holding periods generally reduce transaction costs as a % of gains and allow compounding growth to work.

⚠️ All figures in this tool are estimates for educational and strategic purposes only. They are not financial, tax or legal advice. Always consult a licensed financial adviser, accountant and tax agent before making investment decisions.

Property Details

Enter the property information. Fields marked * are required for the report.

How will this property be used?

This analysis treats the property as an asset — focusing on equity growth, capital gains and holding costs. No rental income is included. Management fees and vacancy are not applicable.

Street address *

Suburb *

State *

Postcode

Property type

New or existing

Year built

Purchase date When did you purchase this property? Used to calculate retrospective projections from the actual purchase year.

Purchase Price & Value

Purchase price *

$

Current estimated value Leave blank to use purchase price. Enter a different value if the property is worth more than you're paying — affects equity and yield calculations.

$

Estimated land value Used for reference only. Land value is typically found on your council rates notice or via a property valuation.

$

Estimated build value The construction value of the dwelling. Used as a reference — your depreciation schedule will provide the official figure.

$

Rental Income

Weekly rent *

$

Vacancy allowance (weeks/year) The number of weeks per year the property may be untenanted. 2 weeks is a conservative standard. Higher vacancy = lower net income.

Annual Operating Expenses

Council rates (p.a.) Your local council rates. Check your rates notice or ask the agent. Varies significantly by council area.

$

Water rates (p.a.)

$

Building insurance (p.a.) Covers the structure of the property. Essential for all investment properties. Typically $1,200–$2,500/year depending on property type and location.

$

Landlord insurance (p.a.) Covers you against tenant-related risks: rental default, damage, legal liability. Separate to building insurance. Highly recommended.

$

Body corporate (p.a.) Strata/body corporate fees for units, apartments or townhouses. Enter 0 for houses. Check the disclosure statement for the exact figure.

$

Maintenance (p.a.) Budget for repairs and ongoing upkeep. A common rule of thumb is 0.5–1% of property value per year, though newer properties require less.

$

Property management (%) The % of gross rent charged by your property manager. Typically 7–10% in QLD. This is applied to your effective annual rent (after vacancy).

%

Letting fee (weeks rent) A one-off fee charged by the PM to find a new tenant, expressed as weeks of rent. Typically 1–2 weeks. Charged each time a new lease is signed.

Other expenses (p.a.)

$

Finance & Loan

Enter your loan details. These drive the holding cost and cash flow calculations.

Loan amount *

$

Deposit (cash) The cash you contribute toward the purchase. If left blank, the tool calculates it as purchase price minus loan amount.

$

Interest rate (annual) * Your annual interest rate. For IO loans, this is all that's charged. For P&I, your repayment will be higher as you also repay principal each month.

%

Loan term (years)

Loan type * IO (Interest Only): you only pay interest — lower repayments, maximises tax deductions, but loan balance doesn't reduce. P&I: repayments cover interest + principal, building equity faster.

Interest only period (years)

LMI Lenders Mortgage Insurance — required when LVR exceeds 80%. Protects the lender, not you. Can be capitalised into the loan. Enter 0 if not applicable.

$

Offset / cash reserve Cash sitting in an offset account reduces the interest-bearing balance of your loan. Not factored into this model — enter for reference only.

$

Target refinance LVR The LVR threshold you'd refinance at to access equity. 80% is standard — at this level, no LMI is required. Used to calculate usable equity in the report.

%

Purchase Costs

Acquisition costs beyond the purchase price. Use your state stamp duty calculator for precision.

Stamp duty * A state government tax on property transfers. Rates vary by state, property value and buyer type (investor vs owner-occupier). Use your state's online calculator for accuracy.

$

Legal / conveyancing Fees for your solicitor or conveyancer to handle the property transfer, contract review and title search. Typically $1,200–$2,200.

$

Building & pest inspection A pre-purchase inspection to identify structural issues and pest activity (especially termites). Strongly recommended. Typically $400–$700.

$

Buyer's agent fee Fee paid to your buyer's agent. This is a tax-deductible acquisition cost for investment properties. Typically a flat fee or % of purchase price.

$

Loan setup / establishment Fees charged by your lender to set up the loan — application fee, settlement fee, valuation. Typically $500–$1,000 depending on the lender.

$

Property valuation fee

$

Initial renovation / capex Any upfront works to prepare the property for tenancy — paint, carpet, appliances etc. Note: capital works may need to be depreciated rather than immediately deducted.

$

Other acquisition costs

$

Buyer Information

Used to estimate tax impact. All tax figures are indicative only and are not tax advice.

⚠️ Tax calculations are estimates for educational and strategic purposes only. They do not substitute advice from a registered tax agent, accountant, or financial adviser. Always consult a professional before making investment decisions based on tax projections.

Taxable income (individual) * Your gross income before deductions. Used to determine your marginal tax rate (MTR). The higher your MTR, the more valuable negative gearing becomes.

$

Ownership structure How the property is legally owned. Affects tax rates and CGT treatment. Individual: standard income tax rates + 50% CGT discount. Trust/Company/SMSF: different rates apply.

Building depreciation p.a. A non-cash deduction for the wear of the building structure (Div 43). For new properties, this is typically 2.5% of construction cost per year. Get a formal depreciation schedule for accuracy.

$

Plant & equipment depreciation p.a. Deductions for fixtures and fittings (Div 40): appliances, carpets, blinds etc. Note: since 2017 tax law changes, this only applies to brand new items for second-hand properties.

$

Investment objective

Other investment properties?

Projection Assumptions

These drive the 10-year forecast and scenario analysis. Conservative defaults applied.

Annual capital growth The assumed annual % increase in property value. Australian long-run average is ~6–7% for houses. Be conservative — markets vary significantly by location and cycle.

%

Annual rental growth The assumed annual % increase in weekly rent. Typically tracks CPI + local demand. 3–5% is a reasonable mid-range assumption for most markets.

%

Expense inflation (CPI) The rate at which your holding costs (rates, insurance, maintenance) are assumed to increase annually. RBA target is 2–3%. Use 3–3.5% for conservatism.

%

Holding period How long you intend to hold the property. The exit analysis and 10-year projection are calculated to this horizon. Longer periods reduce the impact of transaction costs.

Exit selling costs Estimated costs to sell the property — agent commission (typically 2–3%) plus legal fees. Applied to the projected sale price at exit in the CGT calculation.

%

Available equity LVR The LVR used to calculate how much equity you could access. 80% is standard — lenders generally allow you to borrow up to 80% of the property's value without LMI.

%