FlipMedellínDeal Screener

USD/COP 3.240 · SPOTⓘlive spot rate for conversions

Rental Deal Screener

Run the full math on a Medellín apartment as a short- or medium-term rental. Recalculates live as you type. Free Quick Screen below; the full 10-year analysis is gated.

● LIVE · NO SUBMIT

Quick Screen · InputsFREE

Purchase priceUSD

US$

Property sizem²

m²

Zone

Condition

Renovation estimate · your numberUSD

US$

Reno pricing ladder · COP/m²YOU: 461K

Cosmetic Refresh

paint, floors, lean kitchen and bath updates

1.0–1.6M

Solid Remodel

full kitchens and baths, good standard

1.6–2.4M

High Spec

imported finishes, layout changes

2.4–3.2M

Designer Grade

architect-led, premium everything

3.2M+

Below typical cosmetic pricing. Confirm the scope actually covers the work.

Ranges are market reference, recalibrated June 2026 from real project cost data, not quotes. First budgets drift: structure surprises and carpentry routinely push real projects 30 to 50% over. Get multiple bids and a written scope before you budget.

Income Engine · short & medium-term rentalSEEDED · EDITABLE

ADR (avg daily rate)USD/night

US$

Occupancy%

Scenarioflexes occupancy only

Annual gross rental income$100 × 365 × 55%US$20,075

Market estimates, not guarantees. Your property’s actual performance depends on the unit, the operator, and the season. Edit these to match your own data.

Zone appreciation, historical rangeFREE

What La Lonja recorded for your zone. Not a forecast for this listing.

Lonja zoneZona 5 · Poblado / Envigado / Sabaneta

Historical

7.5%/yr

Projected valueAt year 10

1.52B COP

La Lonja’s 265 Edition reported Zona 5 (Poblado, Envigado, Sabaneta) apartment valorization at 7.82% in 2024. The 2025 land study (published April 2026) recorded 7.5% real for Envigado municipality, consistent with a sustained mid-single-digit-to-high pace.

Conservative

2.0%/yr

Projected valueAt year 10

900M COP

A 2% floor that brackets shock years. La Lonja recorded ~1.9% apartment appreciation in 2020, the COVID year, when transactions froze. A typical slow year sits higher, closer to 4 to 5%. We use 2% as a stress floor, not a forecast of normal soft years.

Optimistic

11.0%/yr

Projected valueAt year 10

2.10B COP

The hot end of the recorded range. La Lonja’s 2022 post-pandemic peak hit ~7.9% for citywide apartments. Camacol Antioquia, the regional homebuilder trade group, reported 12 to 16% in 2025 for mid-tier Medellín, driven by new construction and foreign demand. Camacol’s reads carry trade-group context: not Lonja, not neutral.

Unlock with Pro →Free shows the Historical figure only. Pro unlocks Conservative and Optimistic, the source breakdown, and year-N projected value across all three.

Lonja groups Poblado, Envigado, and Sabaneta as Zona 5 (sub-market variance is real). Figures are nominal COP; real appreciation in high-inflation years (~13% in 2022, ~5% in 2024) is lower.

Appreciation figures: La Lonja de Propiedad Raíz de Medellín y Antioquia (2024 zone-level apartment index, 2025 land study). Context from Camacol Antioquia (trade group) and DANE / Banco de la República. We show the range. We do not predict which one happens.

Assumptions

HOA / adminUSD/mo

US$

Predial (property tax)USD/yr

US$

ⓘ Both default to 0; fill these in for an honest NOI. Typical mid-tier Medellín HOAs run 400K to 1.2M COP/mo.

Quick Screen · VerdictFREE

Yield on cost · year 1

5.9%

APPROVED

Cap rate6.6%Exit cap rate7.5%Development spread-1.6 pp

As a short/medium-term rental, this returns 5.9%, above our 5.5% viability floor. Buying to live in or flip? Those are different math. Owner-occupier and flip modes coming soon.

What is yield on cost?

Yield on cost = your first-year net rental income divided by total cash invested: purchase plus renovation plus closing costs. It's the yield on every peso you put in. Higher is better; we treat 5.5%+ as the floor for a viable Medellín short-term rental. The cap rate shown alongside divides by purchase price only, the standard market comparison.

⚠ 5.5% is our viability floor for a Medellín short-term rental, not investment advice. Your financing, taxes, and management change the math. Run your own numbers.

Year-1 Cash MathFREE

Gross rental incomeUS$20,075

− Property management%of gross(US$4,417)

− Platform / booking fees%of gross(US$602)

− HOA / adminannualized(US$0)

− Predial (property tax)(US$0)

Net operating income (NOI)US$15,056

− Rental income tax%of NOI(US$3,011)

After-tax cash flowUS$12,045

Total cash investedpurchase + reno + %closingUS$253,992

Full analysisPRO

Peso IRR

2.9%

modeled in COP

Total cash invested

$254K

purchase + reno + closing

Projected value when you sell

$201K

final-year net income ÷ exit yield

Cumulative cash flow

$120K

after-tax, cumulative

Equity multiple

1.26×

total cash back per $1 invested

Yr	Gross income	Operating costs	NOI	Income tax	After-tax CF	Cumulative CF	Property value
1	$20K	($5K)	$15K	($3K)	$12K	$12K	$228K
2	$20K	($5K)	$15K	($3K)	$12K	$24K	$228K
3	$20K	($5K)	$15K	($3K)	$12K	$36K	$228K
4	$20K	($5K)	$15K	($3K)	$12K	$48K	$228K
5	$20K	($5K)	$15K	($3K)	$12K	$60K	$228K
6	$20K	($5K)	$15K	($3K)	$12K	$72K	$228K
7	$20K	($5K)	$15K	($3K)	$12K	$84K	$228K
8	$20K	($5K)	$15K	($3K)	$12K	$96K	$228K
9	$20K	($5K)	$15K	($3K)	$12K	$108K	$228K
10	$20K	($5K)	$15K	($3K)	$12K	$120K	$228K

⚠ Returns modeled in Colombian pesos. USD figures convert at today’s rate. Your actual dollar return depends on the exchange rate when you sell, which nobody can predict.

🔒 LOCKED

A good year-one yield, or a deal that holds up over time?

Year one tells you it works. Pro tells you if it holds up: full cash flow, your real return, what you net at sale, after tax.

Full analysis unlocks:

●Full cash flow. Every year to exit, not just year one.
●Your real return (IRR). The one number that tells you if this beats your other options.
●Exit value. What the property is worth when you sell, modeled in pesos so currency swings don’t lie to you.
●Total profit. Purchase to sale, after costs, in COP (USD converts at sale).
●Every assumption is yours. Tweak appreciation, rent growth, hold period. Stress-test the deal before you wire the money.

On a $228K purchase, knowing the real return is worth more than the price of this tool.

Unlock full analysis →

Preview shows your live numbers, blurred.

Gross income

Operating costs

NOI

Income tax

After-tax CF

Cumulative CF

Property value

$20K

($5K)

$15K

($3K)

$12K

$228K

$20K

($5K)

$15K

($3K)

$12K

$24K

$228K

$20K

($5K)

$15K

($3K)

$12K

$36K

$228K

$20K

($5K)

$15K

($3K)

$12K

$48K

$228K

$20K

($5K)

$15K

($3K)

$12K

$60K

$228K

$20K

($5K)

$15K

($3K)

$12K

$72K

$228K

$20K

($5K)

$15K

($3K)

$12K

$84K

$228K

$20K

($5K)

$15K

($3K)

$12K

$96K

$228K

$20K

($5K)

$15K

($3K)

$12K

$108K

$228K

$20K

($5K)

$15K

($3K)

$12K

$120K

$228K