The Coliving
Underwriter Lenders
Actually Respect
Input an address. Get bank-ready DSCR, IRR, Cap Rate, and NOI - with Fair Market Rent data pre-loaded for your zip code, sourced from the same federal databases your lender uses. Pro forma ready in under 60 seconds.
Your Analysis
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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.
I spent 10 years as a coliving founder, operator, and strategic advisor watching good deals die at the lender’s desk — not because the numbers were bad, but because the spreadsheet didn’t speak the lender’s language. The methodology behind Coliving Calculator is built on every one of those deals.
Michelle Petersen
Atlanta, GA
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
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
Why coliving deals die on the spreadsheet
Standard real estate tools were built for a single-tenant, single-rent model. Coliving runs on per-room revenue, shared-space dynamics, and occupancy assumptions tied to local housing wage data. The math is different from row one.
Spreadsheets Built for the Wrong Model
Standard buy-and-hold templates calculate one rent per property. Coliving runs on per-room revenue, shared-space dynamics, and occupancy assumptions tied to local housing wage data. A generic spreadsheet gets the math wrong from row one.
Market Data Is Buried and Fragmented
Fair Market Rent, housing wage benchmarks, and renter demand data exist across dozens of public and institutional sources. Most investors never find them — or use outdated numbers that kill deals at the lender level.
No Credible Output for Lenders
A back-of-napkin cap rate won’t get you financed. Lenders need DSCR, IRR, and sensitivity analysis in a format they recognize. Without a bank-ready pro forma, coliving conversions stall — not because the deal is bad, but because the paperwork is.
Same property. Same price.
The difference is the model
Same $350k property. Same mortgage. The operating model is the only difference.
+63%Illustrative example based on a typical 5BR market. Run your actual address for real numbers.
Everything your lender will ask for. In one report
Coliving Calculator generates the complete underwriting package — not just a cash flow estimate. Every metric in a format your lender's credit team recognizes.
Data Driven Market Pricing
Fair Market Rent and Housing Wage data pre-loaded by zip code, city, or metro — drawn from a proprietary blend of U.S. Census data and federal housing research. No manual lookups. No guesswork.
Industry-Standard Financial Analysis
Cap Rate, IRR, DSCR, ARV, Cash-on-Cash, and Post-Tax return — every metric your lender, partner, or LP will ask for, calculated in one place with coliving-specific inputs.
Visual Risk Assessment
A traffic-light system benchmarks each metric against industry standards. Know at a glance whether a deal is bankable before you make an offer.
Save and Export Scenarios
Pro users save unlimited scenarios, reload them for updates, and export as PDF or CSV. Share a direct link with your lender or capital partner — no email attachments.
Mobile-Ready at the Property
Run an underwrite from your phone at a property showing or from your desk before a lender call. Mobile-friendly, encrypted, no downloads required.
Coliving vs. Traditional Side-by-Side
Every analysis shows both operating models on the same property, same price, same financing — so you can make the case for the coliving model with numbers, not opinions.
From address to bank-ready pro forma in four steps
Enter Your Property
Input the property address, number of bedrooms, purchase price, financing terms, and projected CapEx. The calculator pulls local market rent data for your zip code automatically.
Review Market Rents
See pre-loaded Fair Market Rent data, housing wage benchmarks, and renter household density for your market. Adjust room rents up or down based on your local knowledge — the data is a starting point, not a ceiling.
Get Your Pro Forma
See a full side-by-side comparison: Coliving vs. Long-Term Rental performance across every metric — Cash-on-Cash, Cap Rate, IRR, DSCR, and Post-Tax return.
Share With Your Lender
Download a printable pro forma or share a direct link. Bank-ready output includes sensitivity analysis and all the metrics your lender needs to move forward with confidence.
Your Lender Will Recognize
Every Number In This Report
Most coliving pro formas fail at the lender’s desk because rent assumptions are unsourced or outdated. Every Coliving Calculator analysis is pre-loaded with the same data your lender’s underwriter uses to stress-test your deal.
Market Rent Data
Fair Market Rent benchmarks and Housing Wage data pre-loaded for every U.S. market - sourced from federal housing databases and validated against proprietary local datasets.
Demand and Affordability Data
Renter household density, affordability benchmarks, and income distribution by metro - drawn from U.S. Census surveys and institutional housing research to make your occupancy assumptions defensible to lenders.
Zip Code Precision
Every zip code maps accurately to its county and metro using official federal crosswalk data. Your market numbers are always precise - never estimated, never interpolated.
Built for Three Types of Serious Investors
Real Estate Investors
You own or are considering a 3–6 bedroom property and want to know if running it as a coliving house pencils out better than a standard rental. You need real numbers — not a blog post telling you coliving is the future.
“I need to know if coliving beats my current cap rate before I make an offer - not after.”
— Real Estate InvestorProperty Manager & Operator
You’re pitching an owner or investor on converting their property to coliving. You need credible, defensible numbers - not back-of-napkin math - to close the deal and get the management contract.
“My audience needs a tool, not a theory. Now I have one I can actually stand behind.”
— Property ManagerEducators and Coaches
You teach investors how to build wealth through real estate. The Coliving Calculator is the tool your students have been asking for - that you’ve been referring them to platforms that only half-answer the question.
“My audience needs a tool, not a theory. Now I have one I can actually stand behind.”
— Real Estate EducatorStart Free. Upgrade When Your Deal Demands It
Three self-serve tiers. Beta pricing locked in permanently for all active accounts. Lifetime tier closes forever at 100 members.
Free
Try before you commit. No credit card, no sign-up.
3 full analyses — no account needed
Features
3 full calculations- Core financial metrics (Cap Rate, Cash-on-Cash, NOI)
- Coliving vs. Traditional comparison
Pro
For investors actively underwriting deals. Every metric your lender will ask for.
Features
- Unlimited calculations
- All financial metrics — IRR, DSCR, ARV, Post-Tax
- Sensitivity analysis and risk assessment
- Save and reload unlimited scenarios
- Export as PDF or CSV
- Shareable pro forma links for lenders and partners
Lifetime
Pay once. Underwrite deals forever. Closes permanently at 100.
Breaks even vs Pro in 16 months · free forever after
Features
No renewals — ever- Your rate locked permanently
- All future features at no cost
- Priority support — direct access to our founding team
- Founding Member status on account
- Tier closes at 100 — will not reopen
All plans include a 7-day money-back guarantee · Monthly plans cancel anytime · Questions? Contact our team
For Educator, Team & Enterprise plans
Get a QuoteQuestions Serious Investors
Actually Ask
No. The free version is fully accessible without sign-up. Just enter your property details and get your results instantly. An account is only required for Pro features like saving properties and generating shareable pro formas.
Absolutely. Every Pro report is formatted as a professional pro forma that lenders recognize. It includes DSCR, IRR, Cap Rate, and all standard metrics in a clean, shareable format — PDF, CSV, or a direct link your lender can review without creating an account.
We blend U.S. Census Bureau data, HUD Fair Market Rent tables, and proprietary housing-wage research updated annually. Every zip code, city, and metro area is pre-loaded so you never have to look up rent comps manually.
Coliving Calculator covers every U.S. market where HUD publishes Fair Market Rent data — over 2,500 metro areas and counties. Enter any U.S. zip code, city, or metro and get localized rent and housing-wage figures instantly.
No. The free tier gives you 3 full analyses with no sign-up, no credit card, and no account required. You only need an account if you want Pro features like unlimited calculations, saved scenarios, and exportable reports.
The Founding rate of $790 closes permanently at 100 members and will not reopen. Lifetime access will remain available at $997 — but the Founding price, Founding Member benefits, and priority support access will not return. If you’re considering it, the counter on the pricing page is live.
Every analysis automatically runs both a coliving and a traditional rental scenario on the same property, same price, same financing terms. You see a side-by-side comparison of NOI, cash flow, cap rate, and every other metric so you can make the case with numbers.
Stop losing coliving deals
at the lender's desk
Your next coliving pro forma — with real market data, DSCR, IRR, and a document your lender will actually read — takes 60 seconds.