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💡 Advanced Strategy Tool

The Ultimate Housing Hack Calculator

Buy a 2–4 unit property, live in one unit, and let your tenants pay your mortgage — while the tax code makes it even better. See your real monthly cost, your Year 1 tax advantage, and your 10-year wealth stack.

🏘 Property Details
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💰 Rental Income (rented units only)
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📊 Your Tax Profile
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Auto-calculated from income above, or override
Removes the passive loss cap below if you (or your spouse) clear the IRS's hours and material participation tests — ask your CPA to confirm.
Cost segregation: accelerated Year 1 bonus depreciation via engineering study
🏡 Add ADU Scenario Move to ADU → rent all units → maximize depreciation
✨ ADU Details
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Your Net Monthly Housing Cost
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after tenant rent income
Total PITI
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Monthly payment
Gross Rent
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From tenants
Dep. Portion
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Rental use
Loan Amount
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Down payment
⚡ Year 1 Tax Advantage
Depreciation Basis
Purchase Price (less land est. 20%)—
Rental Portion—
Depreciable Basis—
Depreciation Deduction
Straight-Line (÷27.5 yrs)—
Cost Seg — Year 1 Estimate—
Interest Deduction (rental share)—
Taxes & Insurance (rental share)—
Maintenance (rental share)—
Gross Rental Income—
Net Schedule E (Loss) / Income—
Est. Federal Tax Savings—
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Personal-Use Share (Schedule A, not included above)
Mortgage Interest (your unit's share)—
Property Tax (your unit's share)—
The interest and property tax on your own unit aren't part of the Schedule E numbers above — they're a personal itemized deduction on Schedule A instead, and only provide a benefit if your total itemized deductions exceed the standard deduction for your filing status. Note: the SALT deduction cap is temporarily raised to $40,000 through 2029, reverting to $10,000 in 2030. Taxpayers should evaluate mortgage interest, SALT, and charitable deductions annually to determine which approach yields the lower tax liability. Discuss with your accountant. This is not to be considered tax advice.
📈 10-Year Wealth Stack
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Year Value Equity Cumul. Tax Savings Total Net Worth

🏡 With ADU — The Full Hack Unlocked

New Depreciable Portion—
Total Monthly Rent Income—
Net Monthly Housing Cost—
Est. Year 1 Federal Tax Savings—
Additional Rent
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Extra Tax Savings
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ADU Loan Pmt
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Ready to Run the Numbers on a Real Property?

Get your personalized analysis emailed to you — including financing options and cost segregation strategy.

Jack Girvan, MA Real Estate Broker  |  More Realty Advisors at LPT Realty  |  361 Newbury Street, Boston, MA  |  617.913.7573  |  info@lptboston.com

This calculator provides directional estimates for educational purposes only and does not constitute tax, legal, or investment advice. Depreciation estimates use a simplified factor; formal cost segregation studies require a licensed engineer. Passive activity loss rules, tax brackets, and applicable deductions vary by individual circumstances — consult your CPA before making financial decisions. All projections involve assumptions and actual results will differ.