Profit If Sold on Rental Property Calculator

[Joseph Hoffman]

I have run multiple reports and I cannot for the life of me figure out how the 'Profit If Sold' numbers are calculated for each year. I was hoping someone could help me figure out how the 'Profit If Sold' is calculated.

Here is an example:

Purchase price of property is $200k. Loan is for $160k, with $2k in closing costs. Total rehab costs are $10k. So total cash needed it $52k. ARV is $230k. The sales expense is 7%

From my understanding, the Profit If Sold = ARV - (ARV x Sales Expense) - Total Cash Needed - Loan Balance + All Cash Flow

So I can calculate Year 0 correctly: 230,000 - (230,000 x 0.07) - 52,000 - 160,000 + (-3,899) = -$1,999

However, when I use that formula to calculate any of the years after year zero, I do not get the same 'Profit If Sold'. Here is my Year 1 calculation: 235,000 - (235,000 x 0.07) - 52,000 - 151,423 + (-3,899 + -3,711) = $7,517

What am I doing wrong in this calculation?