See what a property really costs you — in 60 seconds.
A free AI skill — my own, not a borrowed plugin — that turns a purchase price and a weekly rent into the number that matters: what the property does to your bank account each month. Gross and net yield, the real monthly shortfall, cash flow at higher rates, and the rent you'd need to break even. Install it once, run it on any listing before you inspect.
The yield on the ad is not the yield in your account.
A listing quotes you a rent and lets you do the flattering maths in your head. Rent over price, call it 5%, feels fine. That number ignores management, rates, strata, insurance, vacancy and — the big one — what the loan actually costs at today's rates. The real position is often a monthly shortfall the agent never mentions.
With the serviceability buffer now 3% above the lending rate, a property that looks neutral on paper can bleed hundreds a week once the rate moves. The deals worth chasing are the ones that still make sense after you've done the unflattering maths.
A one-minute cash-flow x-ray.
You give it a price and a weekly rent — plus any holding costs you know. The skill returns gross and net yield, the monthly holding cost, your estimated surplus or shortfall at both interest-only and P&I, the same position at +1% / +2% / +3% rates, and the break-even rent. Anything you can't fill in becomes a flagged question for a professional, not a guess.
Five minutes. You only do this once.
Type the command. Paste the numbers.
Open a new chat, type the command below, and give it the price and weekly rent. The skill loads automatically and asks for the finance assumptions and holding costs — fill in what you know, and it will tell you exactly which assumptions it had to make for the rest.
/property-cash-flowThen paste: purchase price, estimated weekly rent, property type, suburb & state, and any holding costs you have (rates, strata, insurance).
Seven sections, one honest picture.
$830k, rented at $760 a week.
Run those two numbers through it and the flattering version disappears fast. Gross yield lands near 4.8%, but net yield drops toward 3.3% once management, rates, strata, insurance and vacancy come out — and on an 80% interest-only loan the real position is a monthly shortfall, not a surplus. Break-even rent comes back well above the $760 quoted, so you're funding the gap every month.
Then push the rate +2% and the shortfall widens sharply. That's the point of the tool: a property that reads fine on the listing shows you, in one minute, exactly how much of your own cash it needs each month — and how quickly that gets worse if rates move.
Tighten the picture.
Where it needs your judgement.
You'll know the monthly cost before you fall in love with the place.
Run this before every inspection and you stop touring properties whose holding costs don't stack up for you on paper. You walk in already understanding the indicative shortfall, the break-even rent, and how much rate headroom the numbers suggest — so the conversation is about the numbers, not the paint colour. The deals that survive this are the ones worth taking to your broker. General information to prepare you, not financial advice.
Numbers organised? The lending structure still needs a human.
AI can prepare the property summary, the assumptions and the risk questions. A credit specialist structures the actual deal — borrowing capacity, lender policy, income treatment, loan structure and the application strategy. Bring your prepared file when it's time.
Book a lending structure call →These tools are for preparation and education only. They do not replace credit assessment, financial advice, tax advice, legal review or lender policy checks. Verify everything with qualified professionals. Finance on the Coast is a subdivision of Model Mortgages Pty Ltd (ABN 82 108 681 063), Australian Credit Licence 387460.