My Mortgage Tool
Adjust purchase assumptions, carrying costs, and extra payments to estimate monthly cost, total interest, and payoff timing.
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Guided setup
Inputs stay grouped by topic inside a sticky control panel so you never lose your place.
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At-a-glance answers
Large summary cards update instantly with payoff, down payment, and take-home impact.
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Save what matters
Quickly store scenarios as snapshots and jump between them for side-by-side clarity.
Estimated monthly payment after tax savings
$0
Buy Position vs Rent Investment
Rent Comparison
| Year | Buy position after tax |
Rent investment after tax |
Gap | Buy eff /mo |
Buy housing+inv % take-home |
Rent /mo |
Rent housing+inv % take-home |
Rent invested /mo |
Buy invested /mo |
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Yearly Snapshot
First 10 years| Year | Avg payment | Tax saved /mo |
Effective net avg |
Cash left /mo |
Principal | Interest | Parent bal. | Net equity |
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This estimate is for planning only. Tax savings compare standard deduction vs homeowner itemized deductions using 2026 federal rates and the latest 2025 California FTB rates; it models mortgage interest, property tax, federal SALT, and PMI where selected. Duplexes allocate the owner and tenant portions, while the keep-and-rent strategy changes the property to full rental use after the selected month, adds the specified property rent, and resumes the personal rent assumption. Rental income, allocated rental expenses, 27.5-year residential depreciation on an assumed 80% building basis, passive-loss limits, stock gain tax on liquidation, and approximate rental-side sale gain/recapture tax are included. Conversion basis and primary-residence exclusions are simplified; the model does not include vacancy, management fees, suspended passive-loss carryforwards, cost segregation, credits, AMT, or advisor-specific tax treatment.
Estimated max purchase price
$0
Qualification Breakdown
| Item | Monthly | Notes |
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This is a planning estimate, not lender approval. Actual qualification can change based on credit score, reserves, property type, documentation, loan program, compensating factors, and lender overlays.