Down Payment Analysis · Annual Family Support · No State Income Tax · MFJ
Buy vs. Hold Capital
After-tax view: mortgage interest deduction, 15% LTCG, Nashville property tax, and no state income tax assumption.
Mortgage Rate
%
default 6.50 · 30-yr fixed
Home Price
S&P Scenario
/01
Monthly Cash Flow
/02
Breakeven & Cost of Capital
After-tax FV = gross FV minus 15% LTCG on gains only (basis returned tax-free). Property tax uses Nashville/Davidson residential math: appraised value × 25% assessed value × $2.814 per $100 assessed value. State income tax assumed at $0. Tax shield assumes itemizing interest above $30K MFJ std deduction.
/03
PMI: The Hidden Tax
Months until 20% equity via amortization — then PMI drops