CORNERSTONE NE DIGITAL
LOT - 446,926 sqft lot
* Mortgage estimated at 7% fixed, 30 years, 50% down. Land typically has little or no rent — CoC will often be negative until you entitle or sell.
Money Models
These numbers use a simple setup: you put half the price down and keep the property for 10 years. Each card is a different guess about how fast prices rise.
Cash left each month (half down)
-$1,053/mo
Rent minus taxes, HOA, insurance, and the mortgage. That’s about -10.6% a year on the money you put in.
If you pay all cash
-$263/mo
No mortgage payment. About -1.3% a year on the full purchase price.
Like the last 10 years
Uses how fast this type of property grew in Tampa over the past 10 years.
Slow growth
Assumes prices go up slowly. Safer / more careful guess.
Normal growth
A middle-of-the-road guess for the next several years.
Fast growth
Assumes a strong market. Good case, not a promise.
The sections below let you move the down payment and the years if you want. You already have the picture if you stop here.
Model 1
What is this in plain English?
Imagine you put some money down to buy the house. Every month, tenants pay rent. After you pay taxes, HOA, insurance, and the mortgage, whatever cash is left is your “paycheck” from the property.
Cash-on-cash answers: “If I put in $X, what % of that do I get back each year in leftover cash?” Example: put in $100,000 and get $8,000/year left over → 8% cash-on-cash.
Move the slider to change how much you put down (1% = mostly borrowed, 100% = you pay all cash and have no mortgage payment).
If you pay all cash
-1.3%
You keep about -$263/mo every month after bills
With this down payment
-10.6%
50% down = $118,750 of your money
Cash left each month
-$1,053/mo
After also paying the $790/mo mortgage
Model 2
What is this in plain English?
Houses (and land) often cost more years later than they do today. That rise in price is called appreciation.
This model guesses: “If prices grow like ___, what is this property worth after 1 to 15 years?” It also tracks how much of the loan you’ve paid off, so you can see your equity (value minus what’s still owed to the bank).
Pick a growth speed below, then slide how many years you plan to hold. These are scenarios — not guarantees.
Residential land overlay on Tampa HPI (stronger 2021–22 lot demand, softer 2024–25). Illiquid — treat forward rates as scenario planning, not a forecast.
Last 1 year avg growth
-0.4% / yr
Last 5 years avg growth
11.0% / yr
Last 10 years avg growth
9.1% / yr
A middle-of-the-road guess for the next several years. Using 4.0% growth per year.
Estimated value then
$351,558
Your equity
$249,656
Still owe bank $101,902
Profit vs cash you put in
$4,540
Includes rent leftover + price growth
Avg return per year
0.4%
1.04× your cash back
Recent yearly price changes · Land / lots
Model 3
What is this in plain English?
Real estate can pay you in two ways at the same time:
This model adds both over the years you chose above. That combined number is your estimated total return. Uses the same down payment and growth scenario from Models 1 and 2.
From rent (dividends)
-$126,366
10 years of leftover cash stacked up
From price growth
$130,906
Equity today minus the cash you put in
Total return
$4,540
On $118,750 cash in · 0.4%/yr avg
Where the money comes from (year 10)
| Year | Rent stacked | Equity gain | Total return | Avg / yr |
|---|---|---|---|---|
| 1 | -$12,637 | $10,706 | -$1,930 | -1.6% |
| 2 | -$25,273 | $21,880 | -$3,393 | -1.4% |
| 3 | -$37,910 | $33,542 | -$4,368 | -1.2% |
| 4 | -$50,546 | $45,715 | -$4,831 | -1.0% |
| 5 | -$63,183 | $58,424 | -$4,759 | -0.8% |
| 6 | -$75,819 | $71,692 | -$4,127 | -0.6% |
| 7 | -$88,456 | $85,546 | -$2,910 | -0.4% |
| 8 | -$101,092 | $100,014 | -$1,079 | -0.1% |
| 9 | -$113,729 | $115,124 | $1,395 | 0.1% |
| 10 | -$126,366 | $130,906 | $4,540 | 0.4% |
| 11 | -$139,002 | $147,392 | $8,390 | 0.6% |
| 12 | -$151,639 | $164,617 | $12,978 | 0.9% |
| 13 | -$164,275 | $182,614 | $18,338 | 1.1% |
| 14 | -$176,912 | $201,421 | $24,509 | 1.3% |
| 15 | -$189,548 | $221,077 | $31,528 | 1.6% |
Tip: change the down-payment slider in Model 1 and the years / growth buttons in Model 2 — this total-return table updates automatically.
EXITS
| Scenario | Units | Cost | Exit | Profit | ROI |
|---|---|---|---|---|---|
| Hold / bank | — | $250,000 | $287,500 | $37,500 | 15.0% |