Portfolio Builder
See the portfolio your mortgage is building.
Your numbers, your assumptions. Your payments build equity even when the market stands still; your growth rate decides how much more on top. The flat and falling cases stay on the chart so you see the whole range.
Your inputs
VA and USDA can be 0%; FHA from 3.5%
Your quote or a guess; Rate Watch can track it
Your assumption. Flat and falling are shown beside it
Equity at year 30
$1,122,717
Cash you put down
$40,000
Equity vs. down payment
28.1x
Monthly principal + interest
$2,275
Your position over 30 years
Updates as you type- Home value
- Loan balance
- Equity (the gap)
- Value if flat
- Value if falling -2%/yr
Not counted: interest, property taxes, insurance, HOA, upkeep and selling costs. Illustration only, not a loan offer or investment advice. Home values can go down.
Three markets, same mortgage
Your payments build equity in every case. The market decides how much on top.
| Market | Value yr 30 | Equity yr 30 | vs. down |
|---|---|---|---|
| Your rate (+3.5%/yr) | $1,122,717 | $1,122,717 | 28.1x |
| Flat market (0%/yr) | $400,000 | $400,000 | 10.0x |
| Falling market (-2%/yr) | $218,194 | $218,194 | 5.5x |
Where your equity comes from
Your rate of +3.5%/yr. Each bar is cash down, plus principal paid, plus value change.
- Cash you put down
- Principal your payments added
- Value change
Two ways to read year one
The same payments, split honestly.
- Principal added to your equity
- $4,024
- Interest paid to the lender
- $23,282
- Rent you would have paid instead
- $28,800
Interest and rent are both money you do not get back. Principal is the part that stays yours. Taxes, insurance and upkeep apply to owners and are not shown.
Next position
In your scenario, usable equity could cover a 25% down payment on a second home at today's price around year 8.
Usable equity at year 30: $898,174, at a typical 80% combined loan-to-value. The real limit depends on the lender, your credit and the property.
Want Kimberli to check these numbers?
She will price it against real lenders and tell you what changes the picture.