Property vs ETF Investment Analyzer

Compare a leveraged rental property — condo, strata, or house — against an ETF portfolio funded with the same down payment.

Scenario:

Monthly Cash Flow
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Cash-on-Cash Return
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Annual cash flow / cash invested
5-Year Property Wealth
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Equity + cumulative cash flow
ETF Wealth
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Same cash invested, passively
Result
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Property Inputs

Legal fees, land transfer tax, inspection, title insurance, etc. Added to your initial cash investment.

Rental Income Inputs

Rental income should be after property management, cleaning, and consumables if those costs are already removed.

Year-over-year percentage growth applied to rent for each year of the holding period.

Operating Expense Inputs

Leave at $0 for a detached house or any property with no strata/condo corporation.

Recommended reserve for repairs, replacements, and unexpected expenses (roof, furnace, appliances, etc.).

Year-over-year percentage growth applied to all operating expenses above, for each year of the holding period.

ETF Inputs

Purchase & Mortgage Details

Down Payment--
Closing Costs--
Total Initial Cash Investment--
Mortgage Amount--
Monthly Mortgage Payment--
Annual Mortgage Payment--
Remaining Balance After Holding Period--
Mortgage Principal Paid--

Rental Property Analysis

Net Operating Income (NOI)--
Annual Cash Flow--
Cash-on-Cash Return--
Property Value After Appreciation--
Selling Costs--
Equity From Sale--

ETF Comparison

Initial Investment (Down Payment + Closing Costs)--
ETF Future Value--
ETF Gain (after tax)--
Property Ending Wealth--
ETF Ending Wealth--

Minimum Rental Income Calculations

A) Cash-Flow Neutral Rental Income Required
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B) Minimum Rental Income Required to Outperform ETF
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Sensitivity Table: Gross Rental Income

Shows how outcomes change across a range of gross rental income levels, holding all other inputs constant.

Gross Rental Income Annual Cash Flow Cash-on-Cash Return 5-Year Wealth Difference vs ETF