House Hack Projection: 5, 10 & 20-Year Returns

The Long-Term Projection is a free calculator that answers one question: what does this property actually look like 5, 10, or 20 years from now? You enter purchase price, financing, rents, when you move out, and growth rates, and it returns final equity, total cash flow, total wealth created, average annual return, and a year-by-year table.

Property & Financing

Purchase Price

Down Payment

Interest Rate

Loan Term (years)

Monthly Tax + Insurance + PMI

Closing Costs

% of price

Income, Hold & Growth

Rent from Other Units (month 1)

Your Unit Rent After Move-Out (month 1)

Move Out at End of Year

(0 = stay)

Hold Period

years

Annual Appreciation Rate

Annual Rent Growth

Annual Expense Growth

Vacancy + Maintenance + Management (combined, post move-out)

% of rent

Summary at End of Hold Period

Projected Final Equity

Projected Total Cash Flow

Projected Total Wealth Created

Projected Avg Annual Return

Year-by-Year Breakdown

Cash flow column shows your net cash flow while owner-occupied — out-of-pocket housing cost, not savings versus renting elsewhere (negative = you’re paying out of pocket; positive = the property covers your housing AND pays you). After move-out it shows true rental cash flow after all expenses and debt service.

Year	Property Value	Loan Balance	Equity	Annual Cash Flow	Cumulative Cash Flow	Wealth from Property

Embed this tool on your site (free)

All eleven widgets, plus the terms of use, are listed on the calculator embed page.^[S1]

Put this projection tool on your site, free

Run a real-estate or personal-finance site? Embed this house-hacking projection tool on any page at no cost. Copy the code below into an HTML block. It auto-resizes and includes a small credit link back here.

<iframe id="vtv-projection" src="https://vantovault.com/tools/projection/widget/" title="VanToVault House Hacking Projection" width="100%" height="3567" scrolling="no" loading="lazy" style="width:100%;max-width:900px;border:1px solid #e5e5e5;border-radius:10px"></iframe>
<script>window.addEventListener("message",function(e){var f=document.getElementById("vtv-projection");if(f&&e.source===f.contentWindow&&e.data&&e.data.vtvCalcHeight){f.style.height=e.data.vtvCalcHeight+"px"}});</script>
<p>Powered by <a href="https://vantovault.com/tools/projection/">VanToVault House Hacking Projection</a></p>

Next step

Ten years out is the easy part. The deposit is the hard part.

the down payment budget. Work backwards from a purchase price and see the month you land on.

What does the Long-Term Projection calculator do?

It answers what a property looks like 5, 10 or 20 years from now. You enter the purchase price, financing, rents, when you move out and your growth assumptions, and it returns final equity, total cash flow, total wealth created and a year-by-year breakdown.

Do I need an account to use it?

No. It is free and requires no sign-up. You enter your numbers and it calculates in your browser.

What changes in the projection when I move out?

You set the year you leave. From that point the calculator treats the unit you had been living in as rented, which is what changes the cash-flow line and is usually the biggest single swing in the projection.

The Vault

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Sources

[S1] Van to Vault, read 24 September 2026: “Van to Vault publishes eleven of them, free to use on any site, with no limit on how many people run them.” vantovault.com.

House Hack Long-Term Projection