Finance category
Mortgage, loan, investing, tax, and money calculators.
Subject-To Cash Flow Calculator
Subject-to: buyer takes title, seller's existing mortgage stays in place. Buyer makes the payments directly. Common for distressed sellers who need out and investors wanting low-rate assumption. This calculator models cash flow on the deal including due-on-sale risk.
Monthly cash flow
$75
Annual cash flow
$900
Cash-on-cash ROI
7.2%
Total cash invested
$12,500
Effective rent (after vacancy)
$2,115
Total monthly cost
$2,040
Instant equity (price − loan)
$45,000
How the math works
Rent $2,250 × 94% vacancy = $2,115 effective. Minus $1,380 P&I + $290 tax + $95 ins + $275 mgmt = $2,040. Monthly cash $75 = $900/yr. On $12,500 invested: 7.2% cash-on-cash. Plus $45K instant equity.
Subject-to shines when the seller is motivated and the existing loan is low-rate. A 3.5% assumed mortgage vs 6.75% new loan = hundreds of dollars a month in better cash flow. Do the legal setup right and keep reserves for the payment no matter what.
How to Use
- Enter purchase terms: inherited mortgage P&I, tax, insurance, HOA.
- Enter rental income and operating cost.
- See net monthly cash flow and ROI on any cash you put in.
Frequently Asked Questions
What's due-on-sale risk?
Most conventional mortgages have a due-on-sale clause — lender can call the loan in full if the borrower transfers title without consent. In practice, lenders rarely enforce on paying-current loans, but it's real risk. Dodd-Frank makes enforcement harder but not impossible.
How do I protect the seller?
Put property in a land trust and assign beneficial interest. Mortgage still reads seller's name but trust mechanics provide legal insulation. Have a RE attorney draft to ensure state-specific compliance.
Who pays what tax?
Buyer is now on title — pays property tax directly. Escrow can continue servicing through the old mortgage's escrow account (lender typically doesn't notice title change). Alternatively, buyer pays escrow separately.
Is subject-to legal?
Yes everywhere in the US, but enforceability varies by state. All parties need full disclosure (seller knows they're still on the mortgage). Consult a RE attorney and make sure your paperwork is airtight.
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