CDEALANALYZER

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Acquisition

Setup

Revenue

Expenses

Results

Coliving • Rent by Room

Coliving Analyzer

Acquisition → Setup → Revenue → Expenses → Results

The same property. Double the income. Triple the moving parts.Analyze your co-living deal room by room — rent, occupancy, and expenses all at once.

Acquisition

Setup Costs

Revenue

Expenses

Results

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Acquisition & Financing

What you're paying to get in — purchase price, loan terms, and the monthly housing payment this property needs to carry

CDEAL

Let's start with what it costs to own the property before we talk about rooms.

Financing Type

Purchase Price ($)

Down Payment (%)

Down Payment ($)

Closing Costs ($) Using estimate

Using estimate (2.5% of purchase price). Starter estimate only. Actual closing costs vary by lender, location, and deal structure.

Closing Cost Treatment

Use HELOC as Down Payment Financing

Loan Amount (auto-calculated)

Annual Interest Rate (%)

Loan Term (years)

Property Taxes (monthly $) Using estimate

Estimate: 1.1% of purchase price ÷ 12. Replace with your actual tax bill.

Insurance (monthly $) Using estimate

Estimate: 0.5% of purchase price ÷ 12. Replace with a real quote.

HOA (monthly $)

Monthly Mortgage Payment (P&I)

Monthly PITI

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Mortgage + Taxes + Insurance + Escrow (HOA in operating expenses)

PITI Breakdown

Principal —

Interest —

Taxes —

Insurance —

Setup Costs

Every dollar it takes to open the doors — furnishing, minor repairs, and lease-up costs before the first tenant moves in

CDEAL

Now the setup — what it costs to open the doors.

Furnishing / Room Setup ($)

Safety / Locks / Minor Repairs ($)

Initial Marketing / Lease-Up ($)

Other Setup Cost ($)

Spread setup costs into monthly analysis?

Total Setup / Capital

Revenue

What the house actually earns — room count, rent by room type, and your realistic occupancy assumption

CDEAL

Now the revenue — how the house actually earns.

Total Property Rooms

Room Mix / Pricing Groups

Label # Rooms Rent / Room Revenue

Total Monthly Room Revenue

Vacancy (%)

Vacancy loss ($/mo): $0

Gross Potential Rent (monthly)

Effective Revenue (monthly)

Operating Expenses

What it costs to run the house every month — utilities, maintenance, management, and the turnover reality of rent-by-room

CDEAL

Now what it costs to run the house.

Utilities + Wi-Fi ($)

Water / Sewer ($)

Cleaning ($)

Supplies ($)

Landscaping / Snow Removal ($)

Other Fixed Costs ($)

Turnover Rate (per room/yr)

How many times a room changes tenants per year (e.g. 1.5)

Cost per Turnover ($)

What it costs each time — cleaning, paint, re-listing (e.g. $500)

Turnover: $0/mo

Repairs / Maintenance $ %

Management $ %

CapEx Reserve $ %

Operating Expenses subtotal

CapEx Reserve (monthly)

Monthly Setup Cost (amortized)

Total monthly burden excl. PITI

Expense Breakdown

Utilities & Wi-Fi —

Other Fixed —

Turnover Reserve —

Repairs / Maint. —

Management —

CapEx Reserve —

Results & Analysis

The numbers that tell you whether this property sustains itself — cash flow, break-even occupancy, and the verdict

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CDEAL

Here's what the deal actually is — does the house cover itself with room to breathe.

Operating Snapshot

Monthly income & expense preview — matches Results Monthly NOI.

Total Monthly Room Rent

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Vacancy Loss ($/mo)

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Total Monthly Expenses

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Total Monthly NOI

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Cash Flow Snapshot

Core monthly and annual cash flow outputs.

Monthly NOI

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Effective rent minus operating expenses.

Annual NOI

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Monthly NOI × 12.

Monthly PITI

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Mortgage + taxes + insurance (HOA above NOI line).

Annual PITI

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Annual PITI × 12.

Monthly Cash Flow

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After PITI and CapEx reserve.

Annual Cash Flow

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Monthly cash flow × 12.

Underwriting Metrics

Key performance metrics for this strategy.

Break-Even Occupancy (%)

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Minimum occupancy to cover all costs.

Break-Even Occupancy ($)

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Monthly rent income at break-even occupancy.

Cash-on-Cash Return

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Annual cash flow ÷ total cash to launch.

Total Cash to Launch

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Down payment + setup costs.

Revenue Per Room

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Gross potential rent ÷ total rooms.

PITI % of GPR

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Monthly PITI as % of gross potential rent.

DSCR

—

NOI ÷ mortgage payment (P&I)

Risk & Verdict

Decision summary and major deal risks.

Enter your numbers above to see the verdict.

Monthly Snapshot

Monthly EGI —

Monthly OpEx —

Monthly PITI —

HELOC Payment —

Monthly Cash Flow —

📚 Terms & Definitions — Coliving

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Gross Potential Rent (GPR)

Total monthly revenue if all rooms are occupied at full rate with zero vacancy. This is the ceiling — actual collections will always be lower.

Effective Rent

GPR adjusted for occupancy. At 90% occupancy on a 6-room property you expect 5.4 rooms worth of rent per month on average. This is the realistic income base for all further calculations.

NOI — Net Operating Income

Effective rent minus operating expenses, before debt service and before CapEx. NOI measures the property's income-producing ability independent of financing. A healthy coliving NOI should comfortably cover PITI with margin left over.

Cash Flow

Money left after all expenses: operating costs, PITI, and CapEx reserve. Formula: NOI − PITI − CapEx reserve. This is the number that determines whether the deal is worth operating.

Turnover Reserve

A percentage of effective rent set aside for the cost of each room turn — cleaning, paint touch-up, minor repairs, and re-leasing time. Coliving has higher turnover than standard rentals. Budget 5–8% minimum.

CapEx Reserve

Capital expenditure reserve for large periodic expenses: roof, HVAC, appliances, flooring. Calculated as a % of gross potential rent (not effective rent) so it stays funded regardless of vacancy. Skipping this creates a hidden liability.

Break-Even Occupancy

The minimum occupancy percentage needed for cash flow to equal zero — covering all operating costs, PITI, and CapEx. If break-even is 85%, you need at least 85% occupancy just to not lose money.

Return on Capital

Annual cash flow divided by total cash deployed (down payment + setup costs). More honest than return on down payment alone because it accounts for the real investment required to get the property operational.

PITI

Principal + Interest + Taxes + Insurance (plus escrow and HOA where applicable). The fixed monthly housing payment that continues regardless of occupancy. This is the most dangerous expense in coliving — it cannot be negotiated down when rooms sit empty.

Vacancy Reserve

This analyzer uses vacancy % as the single vacancy adjustment, consistent with all other CDealAnalyzer tools. Setting 10% vacancy means 10% of potential income is lost to vacancy. Do not also add a separate occupancy reserve — that would count the same loss twice.

Revenue
Gross Potential Rent (GPR)	—
Less: Vacancy Adjustment	—
Effective Rent	—

Expenses — Operating (excludes PITI & CapEx)
Utilities + Wi-Fi	—
Water / Sewer	—
Cleaning	—
Supplies	—
Landscaping / Snow Removal	—
HOA	—
Turnover Reserve	—
Repairs / Maintenance	—
Management	—
Other Fixed Costs	—
Operating Subtotal	—

CapEx Reserve
CapEx Reserve	—

Setup Cost Amortization (spreading upfront capital over analysis period)
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NOI (Effective Rent − Operating Expenses − CapEx Reserve)	—

Expenses — Housing (PITI)
Mortgage (P&I)	—
Property Taxes	—
Insurance	—
Escrow	—
PITI Subtotal	—
HELOC Payment	—

Net Cash Flow (NOI − PITI)	—

Coliving Analyzer

Operating Snapshot

Cash Flow Snapshot

Underwriting Metrics

Risk & Verdict

Don't guess on your next deal.