How is coliving underwriting different from standard rental analysis?

Coliving underwriting is fundamentally different from traditional buy-and-hold analysis in four ways. First, revenue is per-room, not per-property. Second, occupancy assumptions are different. Third, the expense structure is different. Fourth, lender scrutiny is higher because coliving is a non-standard rental model.

Can I present a Coliving Calculator analysis to a bank or lender?

Yes. Every analysis includes a lender-presentable pro forma. The rent figures come from our pricing model, built on public records and federal housing research — the same class of data lenders use to stress-test rental income assumptions.

What markets does Coliving Calculator cover?

Coliving Calculator covers all U.S. markets — any zip code in the country can be analyzed using pre-loaded Fair Market Rent and Housing Wage data. The platform has been stress-tested across 21+ markets.

See if a coliving deal actually makes money — in 60 seconds.

Enter a few details and we’ll show you what a property earns, what it costs, and whether a bank will say yes — using the same numbers lenders check (cash flow, return, and loan-safety) pulled from official government rent data. No sign-up. No limits.

Run My Free Analysis See a Sample Report

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Enter property details

Property address (optional)

Purchase Price

Down Payment

Room Count

Room Price (per month)Key input

Financing, taxes, utilities, vacancy, and reserves use standard underwriting assumptions. Fine-tune everything in the full calculator →

Your Full Analysis

Example preview — these are sample numbers. Run your own to see real results.

Monthly Cash Flow—What’s left in your pocket each month after all bills and the mortgage.

Cash-on-Cash Return—How hard the actual cash you put in is working for you, per year.

Cap Rate—The yearly return if you bought it with cash and no loan. Handy for comparing deals.

Break-Even Occupancy—How full the rooms need to stay before you start losing money. Lower is safer.

NOI—Yearly income after running costs, before the mortgage.

DSCR—Does the rent comfortably cover the loan? Above 1.25 usually makes lenders happy.

Sensitivity Score—How well the deal holds up if things go a bit wrong (rents dip, a room sits empty).

Downloadable pro formaPDF · CSV · Link

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Email yourself the full pro forma as a PDF, save it to reload later, and share a link with your lender.

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Built by the team at Coliving Calculator — founded by Clara Arroyave, coliving founder, operator & keynote speaker. MBA. Licensed RE Agent, MA & RI. 2,000+ deals underwritten across 21 markets.

Same house. Same price.

The only difference is how you rent it.

A $350k home, same mortgage — rented by the room vs. rented as one unit.

Swipe to compare →

Illustrative financial comparison between renting a $350,000 home by the room and as one unit
Metric	Coliving	Traditional
Purchase Price	$350,000	$350,000
Bedrooms	5 rooms @ $750/mo	3BR @ $1,800/mo
DSCR	1.34x	0.87x
Gross Monthly Income	$3,750/mo	$1,800/mo
Cash-on-Cash Return	14.2%	8.7%
Monthly Cash Flow	$825/mo	$310/mo
Break-Even	14 months	38 months

Illustrative example based on a typical 5BR market. Run your actual address for real numbers.

How it works

From a few details to a bank-ready report — in four easy steps.

Tell us about the property
Enter the address, price, and how many rooms. We’ll look up local rents for you automatically.
Check the rent numbers
See what similar rooms rent for nearby, from official government data. Adjust up or down if you know the area — it’s just a starting point.
See if it makes money
Get a clear side-by-side: renting by the room vs. the whole place. Cash flow, returns, and loan-safety in plain view.
Share it with your bank
Download a clean report or send a link. Everything your lender needs to say yes.

Real investors. Real deals. Real approvals.

Hear how coliving math changed the way they buy.

Having real market data baked into every analysis means I’m not guessing anymore. My lender approved the deal on the first submission.

Juliana Sauber

Nashville, TN

Juliana S., Nashville TN — “My lender approved the deal on the first try.”

Instead of jumping between multiple platforms and spreadsheets, I can understand both the market fundamentals and the deal performance in one place. It’s helped me evaluate opportunities faster, ask better questions, and feel much more confident about where I deploy my capital.

Michelle Petersen

Atlanta, GA

Michelle P., Atlanta GA — “I evaluate opportunities faster and deploy my capital with confidence.”

As someone who started knowing nothing, Clara’s calculator took me from zero to being able to teach others. What I love most is how visual it is — you input your data and instantly see how the property performs as a co-living rental versus a single-family rental, side by side. Knowing both numbers is critical for your exit strategy. It’s a wonderful tool.

Brei Larmoyeux

Jacksonville, FL

Brei L., Jacksonville FL — “Seeing both numbers side by side changed my exit strategy.”

Stop losing good deals at the bank

Get a clear, bank-ready report in 60 seconds — with real market rents and the numbers your lender needs to say yes.

Run My Free Analysis See a Sample Report

Unlimited runs — free forever

No card, no sign-up

Shareable with your lender

Ready for the bank

See if a coliving deal actually makes money — in 60 seconds.

The only difference is how you rent it.

From a few details to a bank-ready report — in four easy steps.

Tell us about the property

Check the rent numbers

See if it makes money

Share it with your bank

Real investors. Real deals. Real approvals.

Stop losing good deals at the bank