The numbers · House hack calculator · Cashflow
What does living in the deal actually cost?
Units, rents, down payment — out comes your true monthly housing cost versus renting, and whether FHA's self-sufficiency test will even let you buy it.
Inputs
Purchase price$400,000
Units4 units
Down payment3.5%
Rate6.50%
Market rent per unit$1,100
Your current rent$1,600
Taxes + insurance estimated at 1.5%/yr of price; FHA mortgage insurance ~0.55%/yr when down payment < 10%. Operating costs on tenant units at 22% of their rent (vacancy, maintenance, CapEx).
Your monthly housing math
Full payment (PITI+MIP)
$3k
Rent from 3 units
$3k
Opex on tenant units
−$726
Your housing cost
$663
Renting instead
$2k
Your housing cost
$663
Per month, all-in, honest expenses
Saved vs. renting
$11k/yr
The raise you just gave yourself
FHA self-sufficiency
102%
Must reach 100% on 3-4 unit FHA loans
The verdict
Your effective housing cost is $663/month — $937/month less than renting. That's $11k/year redirected to reserves and the next deal, while tenants amortize your loan and you learn the business from thirty feet away.
Cash to close$26k
Loan$386k
P&I$2,440/mo
After you move out$195/mo