Philadelphia Real Estate

Philadelphia Investment Property Analyzer

Run the real numbers for your situation — Philadelphia market defaults, cap rate, ROI, Equity building, cash flow and tax savings. Free tool. No sign-up needed.

Philadelphia Market Defaults Tax & Equity Included Simple vs. Advanced Mode

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Property Inputs

🧾 Closing Costs

Returns & Cash Flow

Tax Analysis

Equity Building

💡 Simple mode, enter price, down payment & rents to get started

⚡ Simple Advanced 🔬

💾 Scenarios:

✏️ Simple Mode — Fill in 3 things: Purchase Price, Down Payment, and Monthly Rents per unit. Hit Calculate to see your returns instantly.
Want full tax analysis, closing costs, depreciation & equity projections? Toggle Advanced above.

✏️ You Enter

⚡ Auto-Calculated

Read-only

🏠 Property Acquisition

Enter the purchase price and any additional costs

Purchase / Acquisition Price

The agreed purchase price of the property

Construction / Rehab Cost

Renovation budget before tenanting

Closing Costs Auto ⚡

Calculated from the Closing Costs tab

💳 Financing

Occupancy Type

🏢

Investor

Pure investment

🏠

Owner-Occupant

Live in one unit

Down Payment

≈ 25.0% of price

Loan Program

Select your loan program

LTV Ratio Sets DP ⚡

Selects LTV → auto-sets down payment

Interest Rate Auto ⚡

Investor 1–4 units: ~7.25% · Owner-occ: ~6.75% · Commercial 5+: ~6.85%

Loan Term Auto ⚡

Residential: 30 yrs · Commercial 5+: 25 yrs

Loan Amount

—

Monthly P&I

—

LTV

—

Annual Debt Svc

—

🏢 Rental Units Up to 9 units Blue = enter your data ▲

Enter details for each unit. Leave blank for vacant units.

UnitBedsBathsSq Ft ✏️$/SqFt ✏️PSF Rent ⚡Actual Rent ✏️

e.g. 2.00 auto-calc overrides ←

Gross Monthly

—

Gross Annual

—

Total Sq Ft

—

Avg $/Sq Ft

—

Units Occupied

—

📊 Monthly Operating Expenses

Enter your actual or estimated monthly costs

Property Tax

Annual tax ÷ 12

Insurance

Landlord policy

Water / Sewer

Electric

Repairs & Maintenance

Fire Alarm / Safety

Improvements / CapEx

Prop. Mgmt (% of rent)

Industry standard 5–10%

Heating / Gas

Miscellaneous

Total Monthly

—

Total Annual

—

👤 Borrower Income & Tax

Used to calculate your tax benefit

Borrower #1 Annual Income

Borrower #2 Annual Income

Leave $0 if single borrower

Filing Status

Combined Income

—

Marginal Rate

—

📉 Vacancy Rate

Vacancy Rate

Philadelphia avg 5–8% · Conservative: 8–10%

Vacancy Loss/yr

—

Adj. Income/yr

—

Cap Rate

—

NOI ÷ Total Cost

Cash-on-Cash

—

Annual return on cash in

Monthly Cash Flow

—

After debt service

💵 Your Numbers at a Glance

Monthly Rent (Gross)—

Monthly Operating Expenses—

Monthly Mortgage (P&I)—

Monthly Cash Flow —

Annual NOI—

Total Investment—

Your Cash In (Down Payment)—

Want depreciation, tax benefits, equity projections & closing costs?

📊 Live Property Summary

Investment

Purchase Price—

Total Cost (w/ closing)—

Down Payment—

Loan Amount—

Income

Gross Monthly Rent—

Gross Annual Rent—

Vacancy Loss—

Adjusted Annual Income—

Expenses

Operating Expenses/yr—

Annual Debt Service—

Net Operating Income

—

Cap Rate

—

Cash-on-Cash

—

GRM

—

Debt Coverage

—

Updates live · Click Calculate Returns for full analysis

📈 Key Metrics

Cap Rate
—
NOI ÷ Total Cost

ROI
—
After-tax incl. equity

Cash on Cash

—

Before-tax cash ÷ equity in

GRM

—

Gross Rent Multiplier

Debt Coverage

—

NOI ÷ Annual Debt Service

Break-Even (mo.)

—

Months to recoup equity

Debt Service Coverage —

💡 Investment Score

Enter your property details

💵 Annual Cash Flow Breakdown

Gross Annual Income—

Less: Vacancy (5%)—

Gross Adjusted Income—

Less: Total Annual Expenses—

Net Operating Income (NOI)—

Less: Annual Debt Service (P&I)—

Before-Tax Cash Flow—

Tax Benefit (savings)—

After-Tax Cash Flow—

Annual Principal Reduction—

Total Annual Wealth Creation—

🏦 Financing Summary

Total Investment Cost—

Loan Amount—

Monthly Mortgage (P&I)—

Loan to Value (LTV)—

Down Payment—

🧾 Federal Tax Analysis 2026 Brackets

Gross Rental Income—

Less: Operating Expenses—

Less: Mortgage Interest (Yr 1)—

Less: Depreciation (27.5 yrs)—

Taxable Rental Income—

Marginal Tax Rate—

Tax Saved / (Owed)—

📍 Philadelphia-Specific Notes:
• Depreciation: Only the structure value depreciates (land excluded). Residential property: 27.5-year straight-line. ✅
• Philly Wage Tax: Philadelphia residents pay 3.75% wage tax on earned income. This tool calculates federal tax only.
• PA State Income Tax: Flat 3.07% on net rental income — add this to your total tax obligation.
• Passive Activity Rules: If AGI < $100K, up to $25K in rental losses may offset ordinary income (phases out $100K–$150K).

🏗️ Depreciation Deep Dive

Total Property Value—

Est. Land Value (20%)—

Depreciable Basis (Structure)—

Annual Depreciation (÷27.5)—

Tax Savings from Depreciation—

💡 Cost Segregation Opportunity: In Philadelphia, a cost segregation study can accelerate depreciation on personal property components (appliances, flooring, fixtures) to 5–15 year schedules, significantly boosting early-year deductions.

📋 2026 Federal Tax Brackets

Passive Activity Loss Rules (§469):
Rental real estate losses are generally "passive." However, if you actively participate in managing the property and your modified AGI is under $100,000, you can deduct up to $25,000 of rental losses against ordinary income. This benefit phases out between $100K–$150K AGI.

Loan Amount

—

Monthly P&I

—

Interest Rate

—

Loan Term

—

Total Interest Paid

—

Break-Even Month

—

Principal > Interest

📊 Monthly Payment Breakdown — Principal vs. Interest Over Time Principal Interest

How to read this chart: Each bar is one month of your mortgage payment. The gold portion (bottom) is principal — money that directly builds your equity and ownership. The red portion (top) is interest — the cost of borrowing. Early on, most of your payment is interest. Over time, that flips — watch the gold grow and red shrink. The crossover point (when principal > interest) is marked with a dashed line.

🏦 Equity Building Over Time

Equity = Property Value − Loan Balance. Grows from both loan paydown and property appreciation (3% assumed).

🎯 Key Amortization Milestones

📋 Year-by-Year Payment Breakdown Shows how much of each year's payments build equity vs. pay interest

Purchase Price

Total Closing Costs

Down Payment

Loan Type

Residential

Suggested Rate

—

Cash at Settlement

✏️ Simple Mode — Just fill in 3 things: Purchase Price, Down Payment, and Monthly Rents per unit. Hit Calculate to see your returns instantly.
Want full tax analysis, closing costs, depreciation & equity projections? Toggle Advanced above.

You Enter

Auto-Calculated

Fixed Philly Fee

Commercial Only

🏛️ Philadelphia Transfer Taxes Auto-calculated

PA State: 1.00% + Philly City: 3.278% = 4.278% total · Typically split 50/50, fully negotiable.

Buyer % of Transfer Tax

PA State (1%)

—

Philly City (3.278%)

—

📋 Title Insurance PA Regulated Rates · Auto-filled

Pennsylvania Dept. of Insurance filed rate: ~$5.70/$1,000 of purchase price. Lender's = 30% of owner's (simultaneous issue). Override if you have an actual quote.

Owner's Title Insurance

—

Lender's Title Insurance

30% of owner's (simultaneous issue)

Endorsement 100 (Non-Imputation)

Endorsement 300 (Survey/Easements)

Endorsement 900 (Environmental)

Include Property Survey (optional in Philly)

Not mandatory in Philadelphia · Row homes $400–$600 if needed

🏦 Mortgage Origination Costs

Origination Fee (% of loan)

—

Discount Points

Each pt ≈ 0.25% rate reduction

Appraisal Fee

Residential: $375–$750

Credit Report

Document Preparation

Underwriting Fee

Lenders avg $400–$900

Flood Certification

Tax Escrow Service

Wire / Courier

🔔 Philadelphia L&I / City Fees

Deed Recording Fee

Philadelphia fixed rate

Mortgage Recording Fee

Notary Fee

Water/Sewer Certification (PWD)

Tax Certification

L&I Use & Occupancy Permit

Multi-unit rental: $150–$300

Housing Inspection Certificate

Smoke/CO Detector Certification

🔍 Inspections & Other

Home Inspection

2–4 unit: $450–$830

Termite / WDI Inspection

ValueGuard Philly ~$160

Radon Testing

ValueGuard ~$190 · EPA elevated

Real Estate Attorney

Philly investment: $500–$1,500

Home Warranty (1 year)

$350–$700/yr

Landlord Insurance (1st year)

Philly rental policy $800–$2,500

Seller Assist (reduces cash needed)

Conventional: up to 3–6% of price

Earnest Money Deposit (paid)

📅 Lender Escrows & Prepaids Auto-calc

Months of Property Tax Escrow

mo.

—

Months of Insurance Escrow

mo.

—

Prepaid Interest (days to month-end)

days

—

📆 Prorations Auto-estimated

Real Estate Tax Proration (buyer owes)

—

Rent Proration (seller credits buyer)

—

Water / Utility Proration

📊 Transaction Summary

Purchase Price—

Transfer Taxes—

Mortgage Origination—

Title Insurance—

City / L&I / Recording—

Inspections & Other—

Lender Escrows—

Prorations (net)—

Total Closing Costs—

Total Acquisition Cost—

Less: Mortgage Loan—

Less: Seller Assist—

Cash to Purchase—

Less: Earnest (paid)—

Less: Prepaids (paid)—

💵 Cash Needed at Settlement

—

Est. Monthly Payments:
P&I: —
Taxes: — · Insurance: —

Estimates only · Consult your lender & title company

🏛 Philadelphia Investment Property Analyzer

Investment Property Economics · Tax Benefits · Equity Building · ROI · 2026 Tax Year · Philadelphia County, PA

Generated:
Prepared by: Venture Philly Group, Keller Williams Realty
215-917-1213 · An*****@***********ly.com
CONFIDENTIAL ESTIMATE

Property Address

Philadelphia, PA

Sale Price

—

Loan Type

Conventional

Mortgage Term

30 Years

Down Payment

—

Mortgage Amount

—

Interest Rate

—

Occupancy

Investor

Investment Performance Metrics

Cap Rate

—

Cash-on-Cash

—

ROI

—

Debt Coverage

—

Gross Rent / Mo

—

Net Oper. Income

—

Before-Tax CF

—

GRM

—

📊 Annual Income & Cash Flow

Gross Annual Rent (100%)—

Less: Vacancy Loss—

Gross Adjusted Income—

Less: Operating Expenses—

Net Operating Income (NOI)—

Less: Annual Debt Service—

Before-Tax Cash Flow—

Tax Benefit / (Liability)—

After-Tax Cash Flow—

Annual Principal Reduction—

Total Annual Wealth Creation—

📋 Monthly Operating Expenses

Property Tax—

Insurance—

Water / Sewer—

Electric—

Repairs & Maintenance—

Fire Alarm / Safety—

Improvements / CapEx—

Property Management—

Heating / Gas—

Miscellaneous—

Total Monthly Expenses—

Total Annual Expenses—

🏢 Rental Units

Ongoing Monthly Payments

Principal & Interest

—

Real Estate Taxes

—

Insurance

—

Total Gross Rent

—

Net Monthly CF

—

Philadelphia Investment Property Analyzer

Page 2 — Closing Costs & Transaction Summary

Buyer's Estimated Closing Costs — Philadelphia County, PA

Mortgage Origination Costs

Origination Fee—

Discount Points—

Appraisal (Prepaid)—

Credit Report—

Document Preparation—

Underwriting Fee—

Flood Certification—

Tax Escrow Service—

Wire / Courier—

Sub-Total—

Title Insurance Costs

Owner's Title Insurance Policy—

Lender's Title Insurance Policy—

Endorsement 100—

Endorsement 300—

Endorsement 900—

Survey—

Sub-Total—

Philadelphia Transfer Taxes

PA State Transfer Tax (1.00%)—

Philadelphia City Tax (3.278%)—

Transfer Tax Total (Buyer Share)—

Philadelphia L&I / City Fees

Deed Recording Fee—

Mortgage Recording Fee—

Notary Fee—

Water / Sewer Certification (PWD)—

Tax Certification—

L&I Use & Occupancy Permit—

Housing Inspection Cert.—

Sub-Total—

Inspections & Other

Home Inspection—

Termite / WDI Inspection—

Radon Testing—

Real Estate Attorney—

Home Warranty—

Landlord Insurance (1st year)—

Sub-Total—

Lender Escrows (Prepaids)

Property Tax Escrow—

Insurance Escrow—

Prepaid Interest to Month-End—

Total Lender Escrows—

Transaction Summary

Purchase Price—

Total Closing Costs—

Lender Escrows—

Reimbursements to Seller$0.00

Total Acquisition Cost—

Mortgage Amount—

Seller Assist—

Estimated Cash to Purchase—

Earnest Deposit (paid)—

Prepaid Services (paid)—

💵 Estimated Cash Needed at Settlement

—

These figures are estimated closing costs only and will be adjusted as of the date of final settlement. Rates, fees, and tax calculations use 2026 IRS brackets and Philadelphia County fee schedules. PA State Transfer Tax: 1.00% · Philadelphia City Transfer Tax: 3.278%. PA State Income Tax (3.07%) and Philadelphia Wage Tax (3.75%) not included in federal tax calculations. Owner's title insurance strongly recommended. Consult a licensed CPA, real estate attorney, and your mortgage lender before making investment decisions.
©2026 Prepared by Venture Philly Group, Keller Williams Realty, VenturePhilly.com. For educational purposes only.

Philadelphia Investment Property Analyzer

Page 3 — Tax Analysis & Equity Projection

🧾 Federal Tax Analysis (2026)

Rental Income Tax Calculation

Gross Adjusted Rental Income—

Less: Operating Expenses—

Less: Mortgage Interest (Yr 1)—

Less: Depreciation (27.5 yrs)—

Net Taxable Rental Income / (Loss)—

Combined Household Income—

Filing Status—

Marginal Tax Rate—

§469 Passive Loss Offset—

Federal Tax Saved / (Owed)—

Depreciation Schedule

Depreciation Detail

Acquisition Cost—

Land Value (est. 20% — not depreciable)—

Depreciable Basis (Structure 80%)—

Depreciation Period27.5 years (Residential)

Annual Depreciation Deduction—

Annual Tax Shield (Marginal Rate)—

Philadelphia Tax Notes: PA State Income Tax: flat 3.07% on net rental income. Philadelphia Wage Tax: 3.75% residents (earned wages only). §469 Passive Loss: up to $25,000 may offset ordinary income if AGI < $100K (phases out $100K–$150K). Cost segregation may accelerate depreciation on appliances/fixtures to 5–15 year schedules.

🏦 10-Year Equity Projection

Assumptions

Annual Property Appreciation3.0%

Annual Rent Growth2.0%

Initial Equity (Down Payment)—

Year-by-Year Equity Table

Loan Amortization Highlights

Loan Amount—

Monthly Payment (P&I)—

Year 1 Interest Paid—

Year 1 Principal Paid—

Principal > Interest Crossover—

Total Interest (Life of Loan)—

50% Principal Paid Off—

These figures are estimates only. Equity projections assume 3% annual property appreciation and are not guaranteed. Tax calculations use 2026 federal brackets. Depreciation recapture at sale taxed at 25% under current law. Consult a licensed CPA and real estate attorney before making investment decisions. This report was generated by the Philadelphia Investment Property Analyzer for educational purposes only.

⚖️ This calculator provides estimates for educational purposes only. Tax calculations use 2026 federal brackets. Philadelphia residents must separately account for PA state income tax (3.07%) and Philadelphia wage tax (3.75%). Passive activity rules, cost segregation, 1031 exchanges, and depreciation recapture may significantly alter your tax position. Consult a licensed CPA and real estate attorney before making investment decisions.

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Real clients. Real results. See why Philadelphia homeowners and buyers trust Venture Philly Group.

Erika Pranzo

March 2026

Google

"Seamless process from start to finish. In a time where condos were dropping prices, we received 3 competitive offers. Highly recommend!"

Verified Google Review

Helpful 12

Rachel Navarra

February 2026

Google

"Thanks to Ari, his insights helped me save $60,000 in savings and equity. I used to be a tenant in the very triplex I now own!"

Verified Google Review

Helpful 18

Amy Goldstein

January 2026

Google

"Jenna went above and beyond. She pointed out issues I wouldn't have noticed. It was clear she genuinely cared about finding the right house, not just making a sale."

Verified Google Review

Helpful 9

Zach Carduner

November 2025

Google

"Scott found our house before it even hit Zillow — that head start was huge. Patient with every question, no matter how last-minute the tour request."

Verified Google Review

Helpful 21

Samerah Moment

October 2025

Google

"Terrell truly listened to every concern. As a first-time homebuyer I was terrified, but he made me feel comfortable and confident the whole way through."

Verified Google Review

Helpful 14

Monil Shah

September 2025

Google

"As first-time homebuyers we had so many questions. Scott was patient, knowledgeable, and had excellent communication. Truly a wonderful experience!"

Verified Google Review

Helpful 7

Seamless process from start to finish!! I worked with Scott Sepkowitz to sell my condo and he made it so much easier than expected. He was available to contact at almost any time to answer my questions and was very quick with getting things moving. In a time where condos were dropping their prices, we ended up receiving 3 competitive offers. Highly recommend!!

Erika Pranzo

Homebuyer

I’m a home owner! Thanks to Ari, the whole process went incredibly smoothly. Not only did he navigate the deal seamlessly, but Ari’s insights also helped me save $60,000 in both savings and equity. I used to be a tenant in the very triplex I now own, and Ari made it possible for me to buy both the building and the parking lot behind it!

Rachel Navarra

Homebuyer

I had an amazing experience working with Jenna Ferreri on the purchase of my home! From start to finish, she went above and beyond to ensure the process was smooth and stress-free. They provided clear, straightforward advice and even pointed out potential issues in homes that I wouldn’t have noticed on my own. It was clear they genuinely cared about helping me find the right house, not just making a sale.

Thanks to their dedication, I found the perfect home, and I couldn’t be happier.

Amy Goldstein

Homebuyer

Thanks to her persistence and unwavering commitment, we were able to push through every obstacle and make it to closing. I’m now living in my new home, and it’s all thanks to Elaine! If you’re looking for a real estate agent who will truly go the extra mile, she’s the one you want by your side.