Furnished Rental Replacement Reserve Calculator

Furniture depreciates fast in heavy-turnover furnished rentals — reserve monthly.

Furniture package

Appliance package

Furniture life (yrs)

Appliance life (yrs)

Annual damage

Monthly reserve

$377.08

Annual reserve

$4,525

Total replacement (5yr)

$22,625

How the math works

Annual = furniture/life + appliance/life + damage. Monthly = annual / 12.

$12k/5 + $5k/8 + $1.5k = $2,400 + $625 + $1,500 = $4,525/yr → $377/month.

How to Use

Enter initial furniture package cost.
Enter appliance package cost.
Enter expected furniture life years.
Enter appliance life years.
Enter annual damage incidents cost.
Read monthly reserve contribution.

Frequently Asked Questions

Furniture package lifespan?

STR heavy turnover: 3-5 years (vs 7-10 years homeowner use). MTR moderate turnover: 5-7 years. Sofas: 3-5 STR, 5-7 MTR. Dining tables: 4-6 years. Beds/mattresses: 4-6 years. Throw pillows, rugs: 2-3 years. Appliances: 7-10 years. Lighting/lamps: 3-5 years (knocked over). Kitchen items (pots, utensils): 2-4 years (theft, damage, dishwasher wear).

Replacement reserve %?

STR: 4-8% of revenue reserved for FF&E replacement. MTR: 2-4%. Short-term hotel comparison: 4-5% franchise requires. Many STR hosts under-reserve — discover 4-5 year refresh costs $15-40k at once. Build reserve steadily to avoid cash shock. Track: inventory list with purchase date + replacement trigger.

Furniture package cost?

Budget (IKEA heavy): $4-8k for 1-2BR. Mid-range (Crate & Barrel, West Elm): $10-20k. Premium (Restoration Hardware, custom): $25-60k. Full furnishings: beds, sofas, dining, tables, lighting, art, soft goods, kitchen, bath. Cost per sqft: $5-15 budget, $15-25 mid, $25-50 premium. MTR/STR typically mid-range for best resilience.

Damage incidents?

Small damage per stay: $5-25 (wine stain, broken dish). Medium damage (1-5% of stays): $100-500 (torn cushion, hole in wall, TV screen). Major damage (0.5-1% of stays): $1,000+ (broken furniture, major carpet damage, water damage). Annual damage budget: $500-3,000 for well-run 1-2BR STR. Claim against guest via waiver/deposit/AirCover first; reserve covers unreclaimable.