Price is what you pay. Value is what you get.
Home / Calculators
Run the numbers on your own property.
Each calculator opens with a worked example. Replace any figure with your own and everything updates as you type.
Valuation
Cap rate & value
Build net operating income from the rent roll and expenses, then see what the building is worth at a market cap rate, and what cap rate you’re really paying at the asking price.
| Gross potential rent | |
| Other income | |
| Vacancy & credit loss | |
| Effective gross income | |
| Operating expenses | |
| Expense ratio | |
| Net operating income |
Value at market cap
Per unit
Cap rate at asking
| Cap rate | Value | Change |
|---|
For illustration only. Not an appraisal or opinion of value. Actual value depends on leases, condition, financing and market evidence. NOI excludes debt service, depreciation and capital improvements.
Disposition
Estimated tax on sale
A first look at what selling an investment property could cost in federal and Massachusetts tax, and how much a 1031 exchange could defer. Bring the result to your CPA before you decide.
| Sale price | |
| Selling costs | |
| Adjusted basis | |
| Total gain | |
| Depreciation recapture portion | |
| Capital gain portion |
| Federal: depreciation recapture (25%) | |
| Federal: capital gain () | |
| Federal: net investment income tax (3.8%) | |
| Massachusetts: capital gain (5%) | |
| Massachusetts: 4% surtax | |
| Estimated tax on sale | |
| Effective rate on gain |
Cash after payoff
After estimated tax
Deferred by a full 1031
Assumptions behind this estimate
- Long-term sale of investment property held more than one year, using 2026 federal capital gain brackets and the 2026 Massachusetts surtax threshold of $1,107,750.
- Depreciation recapture (unrecaptured §1250 gain) is taxed at your ordinary rate up to a 25% maximum. This uses 25%, so it may overstate the tax for lower incomes.
- The 3.8% net investment income tax applies above $250,000 (joint) or $200,000 (single) of income. It may not apply to qualifying real estate professionals or certain active businesses.
- Massachusetts taxes long-term gains at 5% and adds 4% on total taxable income above the surtax threshold. “Other taxable income” is used for both federal and state purposes.
- Does not include alternative minimum tax, suspended passive losses, state tax in other states, installment sale treatment, or estimated payment penalties.
- A full 1031 exchange requires reinvesting all net proceeds and replacing the debt. A partial exchange defers part of the tax.
General information, not tax advice. Your CPA should confirm the figures for your situation before you make a decision.
Numbers are the start of the conversation.
If the result surprised you, that’s the right time to talk. Selling, exchanging, refinancing and holding each change the picture, and the order you do them in matters. Send me your numbers and we’ll look at the options together.
Start a conversation
Tell me what you own and what you’re weighing.
A first conversation is a working session, not a pitch. Share as much or as little as you like.
- I read what you send and reply within one business day.
- We set up a short call, by phone or video, at a time that works for you.
- You leave with a clear next step, whether or not we work together.
Call or text 508-809-0178
investors@zackwhiting.com