Free planning tool / Nashville

STR or MTR? Model the month.

Compare a Nashville property’s nightly and furnished monthly models with assumptions you control. See revenue, operating costs, NOI, cash flow after debt, and the occupancy needed for the STR to catch up.

No loginNo saved inputsPlanning only

Step one

Set your property assumptions

Defaults are illustrative. Replace them with your own rate, costs, booking pattern, and verified tax assumptions.

Inputs stay in this browser session only.

Strategy one

Short-term rental

Nightly revenue with modeled occupancy, stay length, and turnover economics.

Average nightly rate$Room revenue per booked night, before taxes.Nights available per yearOpen nights before your occupancy assumption.Occupancy percentage%Booked nights divided by available nights.Average stay lengthBlank or zero uses one night for turnover math.Cleaning fee charged$Fee collected per turnover, modeled as revenue.Cleaning cost per turnover$What you pay for each turnover.Platform fee percentage%Applied to modeled room and cleaning revenue.Management fee percentage%Applied to modeled effective gross revenue.Maintenance / reserve percentage%Percentage set aside from effective gross revenue.Owner-paid utilities / month$Utilities you cover for the property.Supplies / consumables / month$Guest supplies and recurring consumables.Fixed property costs / month$Enter the fixed costs you want in this model.

Strategy two

Mid-term rental

Furnished monthly revenue with occupied months and a simpler turnover cycle.

Furnished monthly rent$Rent collected in an occupied month.Occupied months / yearBlank space is modeled through fewer occupied months.Turnovers / yearMove-out and reset cycles in the year.Turnover cost$Cleaning and reset cost per turnover.Owner-paid utilities / month$Utilities you cover for the resident.Management fee percentage%Applied to modeled monthly rent revenue.Maintenance / reserve percentage%Percentage set aside from monthly rent revenue.Furnishing replacement reserve / month$Monthly set-aside for future replacement.Fixed property costs / month$Enter the fixed costs you want in this model.

Shared property costs and tax planning

Assumptions that stay outside the winner

Debt service affects cash flow after NOI. Tax fields create separate estimates and never reduce the operating-profit comparison.

Annual debt service$Optional principal and interest payment for cash flow only.Local occupancy-tax percentage%Enter a current rate only after verifying Metro treatment.Flat nightly room fee$Modeled per booked night and room, if applicable.Sales-tax percentage%Editable planning rate. Confirm current DOR treatment.Number of roomsBlank or zero uses one room for the fee estimate.Show 30–89 day MTR sales-tax estimateUse this toggle only to test a question you will verify. It is off by default.

Percent fields clamp to 0–100% when you leave them. Blank and zero values are handled without NaN results.

Your comparison

The MTR model leads on modeled NOI.

Compare the revenue, cost, and cash-flow lines below before changing the property’s operation.

Nightly model

Short-term rental

191 booked nights · 74 turnovers

42% vacancy

Annual gross rent

$46,893

Room revenue before cleaning fees.

Effective gross revenue

$53,886

After modeled vacancy, including modeled cleaning fees.

Monthly equivalent

$4,491

Effective gross revenue divided by 12.

Operating costs

$60,035

Visible below, before debt service.

NOI / operating cash flow

-$6,148

Revenue minus operating costs.

Cash flow after debt

-$6,148

NOI minus annual debt service.

Monthly model

Mid-term rental

10 occupied months · 4 turnovers

17% vacancy

Annual gross rent

$52,000

Occupied-month rent.

Effective gross revenue

$52,000

After the occupied-month assumption.

Monthly equivalent

$4,333

Effective gross revenue divided by 12.

Operating costs

$42,780

Visible below, before debt service.

NOI / operating cash flow

$9,220

Revenue minus operating costs.

Cash flow after debt

$9,220

NOI minus annual debt service.

NOI difference, STR vs MTR

−$15,368

−167% versus MTR NOI

After-debt difference

−$15,368

Debt service is held constant for both strategies.

Annual debt service

Deducted only after NOI.

Short-term rental costs

Annual operating costs included in NOI.

Cleaning and turnover$5,300
Platform fees$8,083
Management fees$10,777
Maintenance reserve$2,694
Owner-paid utilities$3,360
Supplies and consumables$1,020
Fixed property costs$28,800

Mid-term rental costs

Annual operating costs included in NOI.

Turnover costs$720
Management fees$5,200
Maintenance reserve$2,600
Owner-paid utilities$3,360
Furnishing replacement reserve$2,100
Fixed property costs$28,800

Planning insight

STR break-even occupancy

The STR model reaches the MTR NOI at about 91% occupancy, using the assumptions above.

Modeled STR contribution: $141 per booked night after platform, management, reserve, and turnover assumptions. This compares NOI, not debt service.

Verify current treatment

Tax planning estimates stay separate

These estimates are not deducted from NOI or cash flow. Collection and remittance can depend on the booking channel, agreement length, registration, marketplace rules, and current Metro and Tennessee treatment. Confirm the exact arrangement with Metro Finance / Collections and the Tennessee Department of Revenue.

STR estimate

Local occupancy tax$0
Flat nightly room fee$0
Sales tax planning estimate$0

Uses 0% local rate, 0% sales-tax rate, 1 room(s), and a $0 nightly fee.

MTR estimate

30–89 day sales tax is not modeled. Turn on the toggle only when testing a verified question.

Local occupancy tax and flat room fees are not applied to the MTR comparison by default.

Read the model

Methodology and boundaries

ADR: Average daily rate, the nightly room price before modeled taxes.
Occupancy: Booked STR nights divided by available STR nights. MTR vacancy is represented by occupied months out of 12.
Effective gross revenue: Modeled rent revenue after the vacancy assumption, plus cleaning fees charged in the STR model.
NOI: Effective gross revenue minus the operating costs shown above, before debt service.
Cash flow after debt: NOI minus the optional annual debt service input. Debt does not change the NOI winner.
This excludes: Acquisition and closing costs, one-time furnishing, income taxes, appreciation, legal or accounting fees, and any cost you do not enter.

Nashville planning note

Metro’s under-30-day STRP rules and 30+ day residential-tenancy planning are different questions. Verify the exact property’s permit, zoning, tax, insurance, lease, HOA, and lender requirements before changing how it operates.

Official source titles to review

Metro Nashville Code Chapter 6.28Read the current ordinance text.Metro Codes STRP overview and operation rulesReview permit and operating guidance.Metro Finance hotel occupancy tax guidanceConfirm local collection and filing questions.Tennessee DOR Taxation of Short-Term Rental Units manualReview current SUT-47 and SUT-48 marketplace guidance.

Planning tool only. It is not legal, tax, insurance, zoning, lending, or investment advice. Rates, rules, prices, and property facts change. Verify before acting.

Keep planning

Use the numbers with the next decision.

Review the free playbook for a 30+ day pivot checklist, then use the Survival Guide for broader Nashville compliance planning.

Read the Pivot Playbook Review the Survival Guide

Save your own assumptions separately. This tool does not store inputs, connect to market data, or confirm permit or tax eligibility.