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Sign in to the same account to recover this tab’s unsynced library edits. You can also export them now.
To keep both sets of edits, export this tab’s library, reload the cloud version, then compare the exported copy. Import skips matching properties and can add properties deleted elsewhere. Review the export first; save the affected property yourself to reapply an edit.
Bring saved properties from the original app
Your original Render app is still running. Nothing transfers automatically. Follow these steps in the browser where your properties were saved; importing here leaves the originals intact.
- On a computer, drag Export House Alpha library to your browser’s bookmarks bar.
- Open the original House Alpha app in the browser/profile where your properties were saved.
- While the original app is open, click the bookmark yourself to download your library JSON. It reads only House Alpha’s saved-property list and sends nothing over the network.
- Return here, sign in, and choose Import JSON. Keep the export as a backup.
Already saving on this new address while signed out? Use Import this device’s library after signing in instead. Exports contain private addresses and photos.
Your scenario
Not saved
Modeled outcome
Loading local assumptions…
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wealth advantage
House Alpha is preparing the comparison.
— Alpha signalDirectional—not a probability
Ending wealthHolding period
Strategy A—
Strategy B—
Show purchase-price position
Purchase-price positionCalculating
Break-evenCurrent
——
Location—
Strategy—
Property—
Purchase price—
Address—
Financing—
Holding period—
Current rent—
Monthly cash comparison—
Commute comparison—
Site / park cost—
Unit resale assumption—
Repair budget—
Generated—
Compared with saved scenarioYour edits
Ending advantage—
Month-one difference—
Break-even price—
Home and location
Park & housing-asset costsYou own the unit, not necessarily the land beneath it.Set site costs
Leased-site reality: Park rent creates no equity and continues after the unit loan is paid off. Verify legal year-round occupancy and park acceptance before treating the result as actionable.
Metered utilities, hookups, mandatory fees, or winter service not included above.
Rent-free roaming / dirtbag mode
No fixed site rent is charged. Model the cash that remains when you move among legal overnight locations.
Use $0 if everything stays in the van.
Roaming fuel$0/mo
Variable road wear$0/mo
Road-living overhead$0/mo
Roaming miles exclude work commuting. When this van has an own-side work commute, House Alpha uses fuel plus mileage-driven tire and road wear instead of the broad all-vehicle mileage proxy, avoiding a second charge for depreciation and fixed ownership costs. The annual maintenance/replacement reserve is for non-mileage repairs and eventual replacement; avoid entering the same expense in both places. Loan payment, insurance, registration, and depreciation remain elsewhere in the model. Verify overnight-parking rules, stay limits, seasonal closures, sanitation, snow safety, and property permission.
Setup, registration & exit assumptions
Upfront cash; no automatic resale value.
Placement not verified
I checked park approval, allowed stay, transfer rules, unit age/length, hookups, winter use, and the current written rate.
Planning examples are editable. Current listing and park data can change; verify the exact unit and written lease before buying.
Analyze an actual propertyKeep one real deal attached to these numbers.Address + exact inputs
Use actual-property mode
Protect entered deal facts and add a decision checkpoint.
Optional. Nothing is sent until you choose this button.
A small thumbnail stays in this browser when you save while signed out. House Alpha resizes it and removes embedded metadata; it is never sent with property lookup.
Repairs & renovationNo budget added
Immediate work paid with acquisition cash; ongoing maintenance is modeled elsewhere. Financing, tax treatment, and resale value are not added automatically.
Build from repair categories$0 draft
Use inspection and contractor quotes when available. Category estimates are pre-contingency and do not affect the model until you apply the total.
15% is a planning cushion; reduce it as bids become firm.
Category subtotal$0
Contingency$0
Draft total$0
Census address matching stays available. Enter the owner access code to unlock connected property facts for this browser session.
Review found facts
Nothing changes until you apply selected facts.
Imported factsReview the imported values before confirming.
Sources and retrieval dates
Turn estimates into property facts
Choose the nearest benchmark market, then replace the asking price, rent, HOA, insurance, taxes, assessments, and repair budget with listing, quote, or inspection numbers.
I reviewed the property-specific facts used in this model
This confirms property facts only—not the listing, title, tax bill, HOA documents, insurance quote, or inspection. Financing and forecast assumptions remain editable.
Privacy: Saving while signed in uploads this property’s address, inputs, and thumbnail to your private House Alpha account on Oracle. Signed-out saves stay in this browser. Lookup separately sends the address—not the photo—to House Alpha and the U.S. Census address matcher; connected private property data is contacted only after this browser is unlocked. Shared text omits the address field, photo, and source link; a property name or nickname you enter can appear.
Saved properties & housing optionsNothing saved yet
Keep a deal library in this browser, or sign in above to sync it privately across devices.
Nothing saved yet. Add a name, park, address, or listing link, then save this housing option.
Price discovery
Purchase price$385,000
Local editable purchase-price estimate
BUYING WINSCLOSE CALLRENTING WINS
Loan typeConventional selected
Only loan types compatible with this down payment are shown. Eligibility still depends on the borrower and property.
Estimate conventional PMI below 20% down
Uses an editable annual PMI rate and automatically stops when modeled loan-to-value reaches 80%.
Financing details Planning model
Planning estimate—not a lender quote. The live benchmark comes from Freddie Mac PMMS. Low-down-payment and government-program rate differences use editable-model planning assumptions; actual pricing depends on credit, points, loan size, occupancy, property type, lender, and eligibility.
Rent-versus-own assumptions
Add renter-paid garage/storage
Adds a separate garage or storage-unit charge only to the renting side.
Optional income & shared housing Roommates, ADUs & duplexes
Commute comparisonCompare travel from the renting and owning locations.Not modeled
Include commuting in the comparison
Vehicle expense changes the financial result. Driving time is shown separately and is not converted to dollars.
Model each housing choice independently. A round trip means leaving home and returning once; if you drive up, stay for three workdays, then return home, enter 1 round trip—not 3.
If rentingHome to work
Month 1$0
Annual miles0
Annual time0 hr
If buyingHome to work
Month 1$0
Annual miles0
Annual time0 hr
Cost basis & work-year assumptions
Use 52 only if the schedule truly continues every week.
Includes more than fuel; edit for your own vehicle or reimbursement.
The two commutes currently cost the same.
Choose a route or enter custom miles.
Planning basis: 76¢/mile uses the IRS July–December 2026 business mileage rate as an editable all-in vehicle-cost proxy; personal commuting is generally not tax-deductible. Distances are town-center estimates. Times assume clear conditions and exclude snow, chain controls, incidents, parking, and closures; check Caltrans QuickMap.
Purchased-property expenses
Include HOA
On by default for condos and townhomes.
Property being purchased garage/storage
Used in owner-occupied primary-residence and live-in-rental comparisons.
Auto-scale insurance with price
Gentler scaling for condos; stronger scaling for single-family homes. Turn off for a real quote.
Local planning estimate will appear after the location loads.
Keep repair reserves separate. Annual maintenance covers routine whole-property upkeep. Rental repair / capex percentages below should cover only turnover and rental-unit capital work not already included here; enter 0% when the annual reserve already covers it.
Growth assumptions
Nominal means before inflation. Defaults use 10% stock total return and 4% home appreciation; choose 7% and 3% for a more cautious stress test.
Unit resale stress testHigh uncertainty
Advanced growth & transaction assumptions Rent growth & closing costs
Raises rent ceilings after the near-term growth period; it does not inflate taxes, insurance, or storage.
Model details
House Alpha result
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Cash budget
Calculating the lower-cost option…Total monthly cash bill
Owner cost, month 1
Renter cost, month 1
Initial premium
Strategy A average—
Strategy B average—
Average monthly difference—
What counts in this monthly number?
Recurring modeled cash only. Upfront cash and everyday spending are separate.
Ending wealth
Renter wealth
Buyer wealth
Buyer advantage
Commute impactOptional comparison
Rent-side commute—
Own-side commute—
Actual property
PreliminaryDeal checkpoint
Property details
Asking price—
Wealth-parity price—
Ask to parity—
Cash to close—
How this signal works
A planning signal from the current inputs—not an appraisal, inspection, loan approval, or affordability determination.
Trajectory
Wealth path
Building the timeline…
Strategy AStrategy B
Hover, tap, or use the arrow keys to inspect the timeline.
Decision levers
What would change the answer?
Modeled break-even
S&P 500 return sensitivity
Using 10% annual return
Using 7% annual return
Milestones
| Year | Rent | Owner | Property value | Loan | Rent wealth | Buy wealth |
|---|
Break-even by down payment
Exact model results using the current property, location, and growth assumptions.
| Down | Cash needed | Owner/mo | Mortgage insurance / fee | Break-even price | Break-even rent | Advantage now |
|---|
Location assumptions and sources
HOA, garage/storage, and insurance are editable planning benchmarks. Small mountain communities often lack enough long-term listings for a statistically stable live average.