Home Mixed Property Portfolio Analyser
Mixed Property Portfolio Analyser: Investments, Airbnbs and Your Home
Put your investment properties, Airbnbs and one owner-occupied home into the same portfolio scenario, and see the combined value, debt, equity and cash flow. A mixed portfolio analyser adds up value, debt, rent and costs across all three property types, so you see total equity, LVR and cash flow before you buy, keep or sell.
Calculator hub
Investment, STR, and hybrid analysers
This keeps your Investment Portfolio Analyser and Short-Term Rental Analyser as separate working calculators, then adds a third hybrid version where each property can be set as either an investment property, a short-term rental, or one owner occupier inside the same portfolio.
What you can model
Three kinds of property in one scenario
In the mixed analyser each property is one of three types: an investment property with rent and yearly costs, a short-term rental with nightly rate and occupancy, or your own home. Add value and loan for each, and the analyser adds them into total value, debt, equity, LVR and cash flow.
- Investment properties
Standard rentals with rent, expenses and loans.
- Short-term rentals
Airbnb and holiday rentals with nightly rates and occupancy.
- Your own home
One owner-occupied home, so the whole picture is in one place.
Worked example
Example: a home, an investment property and an Airbnb
Illustration only, not a forecast. A $1,200,000 home, a $700,000 investment property and an $800,000 Airbnb carry $1,610,000 of debt, so equity is $1,090,000 and LVR is 60%. At 6.2% the two rentals earn about $4,100 a year; a 2 point rate rise turns that into a $16,100 shortfall.
The investment property rents at $650 a week. The Airbnb earns $320 a night at 65% occupancy. Income, running costs and interest are for the two rentals only: the home earns no rent, so its $37,200 of interest comes out of your own income. A 2 point rate rise adds $20,200 a year on the rentals and $12,000 on the home loan. At 80% LVR the usable equity is about $550,000.
How it works
How to use the analyser
Set each property's type as investment, short-term rental or owner-occupied, then enter its value, loan, income and costs. Read the combined value, debt, equity and cash flow, then change a property's type or sell one to see what changes, and stress-test with a higher interest rate before you decide.
- 1Set each property's type
Choose investment, short-term rental or owner-occupied for each property.
- 2Enter the numbers
Add value, loan, income and costs for each property.
- 3Read the totals
Review the combined value, debt, equity and cash flow.
- 4Test the scenarios
Change a property's type or sell one to see how the portfolio changes.
Results are estimates from the numbers you enter. They are general information, not financial, tax or legal advice.
What to track
The numbers worth watching in a mixed portfolio
Track the value, loan, interest rate and running costs of every property, plus rent for an investment property or nightly rate and occupancy for an Airbnb. Across the portfolio, watch equity, LVR and the cash flow of the rentals. Usable equity is the value you could borrow against, commonly up to 80% of value, minus what you owe.
An Airbnb moves more than a standard rental, because its income depends on the nightly rate and occupancy. Test it at a lower occupancy as well as your expected one. Many lenders count only part of short-term rental income, so ask your broker how yours treats it before you plan around the cash flow.
Your own home earns no rent, but it still counts: it adds to total value, debt and equity, and its repayments come out of your own income. When you stress-test the portfolio, raise the rate on every loan, including the home loan. If you plan to move out and rent the home, change its type to an investment property and compare the two scenarios.
For a single property, use the investment property yield calculator, the Airbnb cash flow calculator or the mortgage calculator. For standard rentals only, use the investment property portfolio analyser. For Airbnbs and holiday rentals only, use the short-term rental analyser. All our tools are on the property resources and calculators page.
Property portfolio analyser: common questions
Common questions about the mixed portfolio analyser: what it is, how it differs from the other analysers, whether to include your own home, which interest rate to test, and what happens if you sell a property. Results are general information, not financial, tax or legal advice.
What is the mixed portfolio analyser?
A calculator where each property can be an investment property, a short-term rental or one owner-occupied home, all inside the same portfolio.
How is it different from the other analysers?
The Investment Portfolio Analyser covers standard investment properties and the Short-Term Rental Analyser covers Airbnb-style rentals. The mixed analyser lets you combine them, plus one home, in one scenario.
Is the analyser free?
Yes. It is a free tool for general information.
Should I include my own home?
Yes. Your home adds to the combined value, debt and equity even though it earns no rent, so you see the whole picture, not only the investments.
What do I enter for each property?
The property type, value, loan, and then rent and costs for an investment property, or nightly rate, occupancy and costs for a short-term rental.
How much equity can I borrow against?
The analyser shows value, debt and equity. How much a lender lets you use depends on its own rules, so check with a mortgage broker before you plan around it.
What interest rate should I test?
Enter your current rate, then run it again with a higher rate, for example one to two percentage points higher, to see whether the portfolio still pays for itself.
Can I see what happens if I sell a property?
Yes. Remove one property or change its type and compare the combined debt, equity and cash flow with your first scenario.
Is this financial advice?
No. The analyser gives estimates from the numbers you enter. For advice on your own situation, speak with a licensed financial adviser, accountant or mortgage broker.
Facts checked 28 October 2026.
- Australian consumer prices rose 4.3% in the 12 months to September 2026, up from 4.0% to August, so refresh rates, insurance and repair costs for each property (ABS Consumer Price Index, checked 28 October 2026).
- The Reserve Bank cash rate target is 4.60% after a 0.25 percentage point rise effective 30 September 2026, so stress-test every loan, including your home loan, at a higher rate (RBA cash rate, checked 28 October 2026).
- From 1 July 2027 the 50% capital gains tax discount for individuals, trusts and partnerships is replaced by cost base indexation and a 30% minimum tax rate on gains that accrue after that date, so allow for tax when you test a sale (ATO tax reform, checked 28 October 2026).
- Negative gearing for residential property is limited to new builds, and properties held at 7:30pm AEST on 12 May 2026 are exempt, so check which of your investment properties are covered (ATO negative gearing change, checked 28 October 2026).
Want a hand with your portfolio?
Book a free 15-minute call and we will talk through your whole portfolio and your next step. If you are thinking of adding an Airbnb, see our Airbnb buyers agent service. You can also call 0434 211 016 or use the contact page.