Lesson 2 - Market Rents & Growth

FIND MARKET RENTS LIKE A PRO

1) Check Zillow Rent Zestimate → Your Cities avg: $1,000–$1,200/unit. Assume 3% annual growth. Run ambitious (4%) vs. conservative (2%) scenarios

• Remember: This is a broad estimation that can help with first pass deal calculations, but shouldn’t be used on final calculations of estimated ROI.

2) Forget Zillow ‘Rent Zestimate’ — here’s the real way:

• Go to Zillow → Rentals

• Filter: 2-bed / 1-bath (or 3/1) → 800–1,200 sq ft (Use a current deal numbers of bed/bath/ sqft for best fit for the ‘Deal Analyzer’ rent income projections)

• Sort by ‘Newest’ → last 30 days

• Click 10–15 active listings → write down actual asking rents

Example – Cleveland 44113
• 2-bed/1-bath, 950 sq ft → $1,050–$1,350
→ Real market rent = $1,200 (not Zestimate $1,050) Do this for every target zip code.

NOW: Track your real market rents inside ‘Market Rent’ page of the Master Rental Calculator

2% VS 4% GROWTH — THE MATH THAT MAKES MILLIONAIRES

Optional: Open ‘Growth Check’ inside the Master Rental Calculator in Excel → Growth page (there should already be a deal put inside the ‘Deal Analyzer’ to show)

Same duplex. Same $10k down.
Only difference → rent growth.

Year 1 rent: $2,400/mo:

• Conservative (2% annual growth)

  • Total Net Cashflow at 30 yrs: $299,297

• Ambitious (4% annual growth)

  • Total Net Cashflow at 30 yrs: $413,775 → $115K difference for picking the right market.

• Average (3% Us Markets)

  • Total Net Cashflow at 30 yrs: $350,995 → keep this in mind for making estimations - Try it out yourself with the ‘Growth Check’!

How to choose:
• Look for universities, hospitals, and strong business hubs
• Avoid declining cities — rent growth dies and so will your long term wealth.

ACTION #2 — DO THIS TODAY

1. Open Zillow → find real market rent for your top 3 zip codes. Track them on page ‘Market Rents’ to find the average property values in your area.

2. Find the rental unit average price for: studio - 4 bedroom with ‘Market Rents’ page of the Master Rental Calculator.

3. Optional: Play around with the ‘Growth Calculator’ to see how rent growth can really explode your future value.

DISCLAIMER
All examples and projections are real historical deals and national averages — your results will vary based on market, execution, and timing. Real estate carries risk. Always do your own due diligence and verify rents with real data.

CONGRATULATIONS
You now have the complete professional-level deal analyzer that 99% of investors never learn.
You can look at any duplex in America and know in 60 seconds if it’s a winner or a wealth-killer. You’re officially dangerous.

Want me to look at your actual deal live on screen, run the full 60-year projection, and tell you exactly what to offer?
Book a 15-min Deal-Review Call — I only take 10 per week and they fill fast!

Next we will talk about defining your Buy Box and become efficient!