Home Inventory Service Owner Income: $90K Salary Plus $228K EBITDA
You’re trying to see if cataloging homeowners’ belongings can pay you, not just create revenue In the provided five-year model, owner pay is modeled as a $90,000 annual Founder / CEO salary, with business EBITDA rising from $228,000 in Year 1 to $3742 million in Year 5 This covers revenue logic, job costs, payroll, fixed overhead, marketing, reserves, and owner take-home before personal taxes
Owner income$90k/yrNet margin82% GMRevenue for target pay$74k/moBusiness difficultyHard
What would your take-home be?
Owner income calculator
Estimate owner take-home and the target-pay gap from revenue, margin, costs, reserves, and target pay.
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Planning note: This is a researched planning estimate, not guaranteed salary, tax advice, or owner distribution advice.
Want the six levers that move income?
1
Inventory Volume
83/mo
More completed inventories drive revenue fastest, and Year 1 is modeled at 83 jobs a month.
2
Project Price
$891
A higher ticket lifts revenue without adding jobs, and Year 1 averages $891 per project.
3
Doc Time
104 hrs
Cutting blended hours per job frees capacity and lowers labor cost; the model uses 104 hours.
4
Labor Model
82%
Year 1 gross margin is 82%, but later service mix needs scenario handling because source allocations go over 100%.
5
Referral CAC
$150
Lower customer acquisition cost (CAC) buys more jobs from the same spend, and Year 1 runs at $150 per job.
6
Fixed Overhead
$2.8K/mo
Monthly overhead and reserves set the break-even floor, with $2,800 a month before growth pays off.
Want to check owner income in the Home Inventory Service model?
What should I charge for a home inventory service?
Charge by scope. For a Home Inventory Service, the source rates point to $1,020 for an initial inventory, $140 for an annual update, $960 for specialized itemization, and $260 for digital restoration; see How Much Does It Cost To Open And Launch Your Home Inventory Service Business? for setup context. That pricing can protect owner income because first-year gross margin is about 82% after transportation, software, cloud storage, and appraisal coordination.
Core pricing
$1,020 initial inventory
$140 annual update
$960 specialized itemization
$260 digital restoration
Margin drivers
82% first-year gross margin
Transportation lowers take-home pay
Software and cloud storage add cost
More detail pays only if time stays tight
How many home inventory jobs per month to pay yourself?
For Home Inventory Service, you need about 16 jobs per month to pay yourself $7,500 a month from the modeled $90,000 salary, before reserves and personal taxes. Here’s the quick math: each job contributes about $731 from an $891 average fee at 82% gross margin, then you still cover $2,800 fixed overhead and $1,250 marketing. If you also fund one $50,000 inventory specialist, the need rises to about 22 jobs a month.
Pay target math
$7,500 owner pay target
$731 contribution per job
16 jobs/month covers base costs
22 jobs/month with one specialist
Growth pressure
83 jobs/month if marketing is CAC-only
Referrals lower the load fast
Repeat updates matter in Year 1
Reserve cash still comes first
How much does a home inventory business owner make per year?
A Home Inventory Service owner’s modeled take-home is $90,000 per year before taxes as Founder / CEO salary, but that is not the same as revenue or profit; for the core driver behind that pay, see What Is The Most Critical Metric For Measuring The Success Of Your Home Inventory Service?. Business EBITDA is modeled at $228,000 in Year 1, $700,000 in Year 2, $1.309 million in Year 3, $2.287 million in Year 4, and $3.742 million in Year 5, but EBITDA is not automatic owner distribution.
Owner Pay
Founder / CEO salary: $90,000
Amount is before taxes
Revenue is not owner income
EBITDA is not guaranteed cash
Profit Drivers
Average first-year project value: $891
Solo earnings depend on job volume
Year 1 payroll: $140,000
Year 5 payroll: $522,500
Key Takeaways
About 16 jobs monthly funds owner pay.
Blended first-year project value is roughly $891.
Each project takes about 104 hours.
Reserves protect cash flow in slow months.
Compare low, base, and high owner-income scenarios
Owner income scenarios
Owner income swings with job volume, staffing, and fee mix. Low volume can leave little for pay, while the modeled base and high cases support a $90,000 owner salary only if demand keeps rising.
Compare low, base, and high owner pay paths for a home inventory service.
Scenario
Low CaseLow Case
Base CaseBase Case
High CaseHigh Case
Launch model
Owner income stays thin in the low case and can be close to break-even after basic costs.
The base case supports a normal owner-pay path if volume holds near the modeled level.
The high case adds staff and scales the model beyond CAC-only math.
Typical setup
Year 1 runs at CAC-only volume of about 83 jobs per month, with a $891 average fee, 82% gross margin, and about $2,039 left each month before owner pay and payroll.
About 16 jobs per month are enough to fund a $90,000 owner salary before reserves and personal taxes, with the current pricing and cost structure.
About 22 jobs per month can support one $50,000 specialist, while the company still carries a $90,000 owner salary and builds toward much higher EBITDA in Year 5.
Cost drivers
Job volume
average fee
gross margin
fixed overhead
marketing spend
Job volume
pricing
gross margin
staffing load
reserve needs
Job volume
staffing adds
owner salary
EBITDA growth
CAC efficiency
Owner income rangeBefore owner reserves
$0 - $24,000Low Case
$90,000Base Case
$90,000+High Case
Best fit
Use this to stress-test cash flow if demand is slow or onboarding lags.
Use this as the main planning case for a steady owner paycheck.
Use this for upside planning if demand can support a larger team and more capacity.
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Planning note: These scenario ranges are researched planning assumptions, not guaranteed earnings, salary promises, tax advice, or distributions.
Home Inventory Service Core Six Income Drivers
Completed inventories per month
Completed inventories per month
Completed inventories per month is the core revenue gate. With a $15,000 Year 1 marketing budget and $150 CAC, the model can buy about 100 customers in Year 1. At an $891 average first-year project value, that is about $7,425 in monthly revenue before upsells, referrals, and repeat work. If you want to fund $90,000 owner pay plus fixed overhead, the plan needs roughly 16 jobs per month.
This driver depends on lead flow, close rate, and service capacity. One line says it plainly: more completed jobs means more owner pay. The risk is not demand alone; it’s whether site visits, documentation, editing, and client delivery can all be finished on time without rework.
Track capacity by job stage
Measure completed jobs per month, not just booked leads. Track each step: site visit, photo capture, item notes, editing, and final delivery. If any step slows, cash collection slows too, and the owner feels it fast in lower monthly revenue and delayed profit draw.
Use the math to test staffing and schedule. 16 finished jobs per month is the key capacity target from the current model. If the team cannot clear that pace, owner pay gets squeezed even if marketing is working. If it can clear more, extra jobs are the cleanest way to lift income.
Track finished jobs weekly
Watch delivery turnaround time
Flag rework from missing items
Documentation time per job
Documentation time per job
104 hours per first-year project is the hard cap on owner income here. With a blended first-year project value of $891, that works out to about $8.57 per documentation hour before overhead and labor. The mix includes 12-hour initial inventories, 2-hour updates, 8-hour specialized itemization, and 4-hour digital restoration, so any time saved can raise monthly capacity only if accuracy stays intact.
Speed helps profit when it cuts waste, not detail. If a 10-hour reduction trims the 104-hour load, that frees 9.6% of one project’s time for more booked work, faster cash conversion, or less owner overtime. If faster work creates missing items or unclear photos, client rework eats the gain and can delay payment.
Track hours, then cut rework
Measure hours by job type and compare them to rework time. The useful inputs are initial inventory hours, update hours, specialized itemization hours, digital restoration hours, and client revision time. One clean rule: if a process change saves time but raises rework, it is not a margin win.
Use room-by-room checklists.
Standardize photo naming.
Keep upload steps secure.
Reuse report templates.
Log rework minutes weekly.
Fixed overhead plus reserves
Fixed Overhead and Cash Reserves
Fixed overhead for this home inventory business is $2,800 per month before payroll and marketing, covering rent, utilities, insurance, website upkeep, accounting, communication, office supplies, software, cloud storage, travel, bookkeeping, and gear. That cost hits owner income before any draw, so it matters even when jobs are booked.
The model also shows $42,500 of startup capex and $869,000 minimum cash in Month 2. Reserves lower current take-home, but they protect payroll, replace equipment, and cover slow months, which keeps the business from forcing a bad draw or a rushed sale.
Track Burn Before You Draw
Watch monthly burn, cash runway, and reserve balance together. Here’s the quick test: if non-payroll overhead stays at $2,800 and reserves are funded first, owner pay should only come from cash left after those fixed bills are covered.
Track rent, software, and insurance monthly
Ring-fence reserve cash by rule
Review gear replacement before purchases
Stress test slow-booking months
If overhead creeps up, take-home income falls fast because every extra fixed dollar has to be paid before profit reaches the owner.
Labor model
Labor Model
A solo home inventory business keeps gross margin higher because labor stays tight, but it also caps how many jobs you can finish. In Year 1, the plan shows a $90,000 Founder / CEO and a $50,000 Inventory Specialist I, so labor already starts at $140,000 before the team grows.
As staffing expands, revenue can rise faster than one person can handle, but margin per job usually falls. Payroll reaches $522,500 by Year 5 across specialists, admin, marketing, and restoration support, so owner pay depends on keeping enough completed jobs, clean handoffs, and low rework. One bad inventory can hurt referrals and repeat updates.
Track labor per job
Measure hours per inventory, jobs per month, and labor cost per job. If a job takes too long, the business loses capacity; if staff work too fast, accuracy drops and that can damage repeat revenue. The simple test is: does each added hour of labor create more billable work than it costs?
Track time by job type.
Price for complex homes.
Audit photos and item notes.
Use contractors for overflow work.
Check error rates before scaling.
Referral channel efficiency
Referral Channel Efficiency
Referral channel efficiency decides how much of each marketing dollar turns into booked home inventory work and owner pay. With $15,000 in Year 1 marketing and $150 CAC, that is about 100 customers a year, or roughly 8.3 a month. By Year 5, $85,000 at $110 CAC buys about 773 customers. If close rates stay weak, the same spend just makes more leads, not more income.
This driver includes referral partners, local search, neighborhood trust, annual updates, insurance documentation needs, estate planners, and real estate contacts. The owner’s take-home rises when more of those leads become paid jobs and repeat updates, because marketing cost per booked job falls. One clean rule: lower CAC plus higher close rate means more cash left after marketing and more room to pay the owner.
Track Booked Job CAC
Measure leads by source, then compare lead-to-booked-job close rate and CAC by channel. Don’t stop at clicks. A referral from an estate planner or real estate contact is worth more than a paid lead if it closes faster and brings annual updates later. Track repeat work from insurance documentation needs, since those jobs can steady bookings without raising ad spend.
Use source codes, monthly reports, and simple follow-up rules. If a channel brings inquiries but weak bookings, cut it or fix the offer. If referral and local search outperform ads, shift spend there. The goal is to move from paid ads only to a mix that keeps CAC near $150 in Year 1 and trending toward $110 by Year 5.
Average project price
Average project price
Average project price is the fastest margin lever when scope is clear up front. Using the Year 1 mix, the blended project value is about $891, based on $1,020 initial inventories, $140 annual updates, $960 specialized itemization, and $260 digital restoration. Bigger homes, more items, rush work, photo detail, video walkthroughs, and digital reports all lift revenue per job.
The risk is underpricing homes that take 12+ hours to document. If the quote stays flat while labor, editing, and delivery time rise, gross margin drops and the owner’s take-home pay gets squeezed. The key inputs are scope, item count, service mix, and actual hours per job.
Price by scope, not by guess
Quote after you confirm square footage, item count, add-ons, and deliverables. That means pricing the base inventory first, then charging more for rush timing, high-value items, video, or detailed digital reports. One clean rule: if a job looks like it will run past 12 hours, the price should move before the work starts.
Track quoted hours vs actual hours.
Break out every add-on.
Review jobs over 12 hours.
Raise fees for complex homes.
Use a simple test: compare project price to documented labor time and editing time. If the same scope keeps landing below target margin, reprice the next quote, not the last invoice. That protects cash flow and keeps owner pay tied to real job complexity, not to guesswork.
