1. Two Rents. One Property Budget.
A main home and an ADU can have different rents, conditions, and costs. Let's give each dwelling its own assumptions, then bring the property budget together.
This fictional example has an existing main home renting for twenty-four hundred dollars and an accessory dwelling renting for sixteen hundred. Those rents still need verification.
2. Begin With The Rent Schedule
Together, those rents add up to four thousand dollars a month before vacancy or any costs. It is scheduled income, not profit.
In ProformaPilot, set up the dwelling schedule under Main Home And ADUs. Enter each dwelling's rent separately. Do not put those same rents into Other Income, or the analysis would count them twice.
3. Distinguish Existing From Planned
For each dwelling, record whether it is existing, planned, or under construction. Review the permit and rental-approval status, and decide whether its rent should be included.
Including planned dwelling rent creates a stabilized scenario after completion and lease-up. It does not mean that income is available today, or that the project has been approved.
4. Give Extra Costs A Place
Add the extra dwelling's project budget and owner-paid expenses where they belong. Keep property-wide taxes, insurance, and financing in the shared budget.
For this illustration, shared and dwelling-specific fixed costs total eight hundred dollars a month. We also use five percent vacancy, eight percent management, five percent maintenance, and five percent capital reserves.
5. Review What Remains
The scheduled rent of four thousand dollars becomes thirty-eight hundred dollars after vacancy. Operating costs total one thousand two hundred ninety-four dollars, including management, maintenance, and the eight hundred dollars in fixed costs.
Capital reserves use another one hundred ninety dollars. After the twenty-two-hundred-dollar property loan payment, one hundred sixteen dollars remains. More rental income does not remove the need to examine the full budget.
6. Verify The Details Before Relying On Them
Check the whole property against records, the listing, and what you know. A data provider may not separately identify the ADU or its rent.
Confirm local rental eligibility and realistic income with appropriate professionals. Ask your lender how the accessory income is treated. The application's verification status records your review; it does not independently approve a dwelling.
One Complete Monthly Property Budget
Fictional educational figures before income taxes. Rates, property values, rents, and costs are assumptions, not current market offers. Verify the figures for your own property.
- Main Home Rent
- $2,400
- ADU Rent
- $1,600
- Income After 5% Vacancy
- $3,800
- Operating Costs · Including $800 Fixed Costs
- −$1,294
- Capital Reserves
- −$190
- Property Loan Payment
- −$2,200
- Monthly Cash Flow
- $116
Keep These In Mind
- Count each dwelling’s rent and costs once.
- Distinguish income available now from a planned, stabilized scenario.
- Verify rental eligibility, permits, and lender treatment independently.
Further Reading: Fannie Mae: Accessory Dwelling Units. Use the source to understand the underlying concepts, and confirm actual financing and property requirements with appropriate professionals.
