How is "Profit if sold" figured on the Rental Property calculator

[Ethan M.]

I'm trying to understand how the Rental Property calculator's "Profit if sold" figures are calculated. I'm talking about this:

I'm doing this to try to understand the assumptions built into this particular calculator, but also just to understand how this calculation can generally be figured. I saw a reference to another post from some time ago that this calculation is: (Property value * (1 - cost of selling)) - remaining loan balance - cost to buy (e.g. downpayment + closing costs) + cash flow. But I can't quite get this to work out. I.e. for the above in Year 2, say, I do (with closing costs of 25960):

(747000 * 0.925) - 534322 - 25960 - (17696 + 16958 + 16193) = 79846

The chart above shows a value of -$6k for the profit if sold in year two. I'm obviously not understanding very well what goes into this value but I would really like to understand how it is calculated. 

Does anyone know how this figure really works?