Plugged it into the spreadsheet, here's what I came up with: Assumptions (pulled from the linked sheet): -Purchase Price: $133,000-DP: 30% -Rate: 5%-Term: 30 Year-Closing Costs: $3700 (National average, will depend on your loan and deal)-Insurance: $2616.00/yr-Taxes: $2100.00/yr-Repairs, Management, Utilities: ~10%/yr (Roughly 3% repairs +$3750+$6000)-Gross Income: $2650- Appreciation rate of property and rent increase rate both equal inflation -At sale, 6% realtor fees + $1000.00 in other fees (probably not enough) Results (assuming you hold for 5+ Years):-Cash Flow: ~$4600/yr -IRR: 13%These aren't terrible numbers, but they're not amazing either.  

I noticed a lot of agents list the total size with an inflated number of 3.5-5%. 

not into the big franchises, cuz of their inflated fees. and 'independent' type of broker that is franchise-free would be ideal for my situation, but they're harder to find as i'm new to the west coast altogether and its mostly the franchises that spend on ad/mkt-ing.anyone know of any?

The incomes will probably not be hurt as bad.But if we start seeing inflation, that will be good for values. 

In regards to banking on inflation, I wouldn't do it...You are in Nashville...Lots of properties out there that will be MUCH BETTER deals than this one.  

They should be able to tell you if the increase was simply due to inflation or for some other factor. 

But as far as cost goes, in South Florida I think Im ready to cash out on my over inflated home and go back to simplicity.  

Please explain why rent gas not kept up with inflation?

The numbers around where I live may be super inflated which makes the calculator appear to make no sense...

Inflation is accelerating?