Agentic intelligence · Real estate
Edit price, rent, debt, and exit in one model. Cap rate, cash-on-cash, DSCR, and levered IRR stay in sync.
The total return test across the full hold.
The lender filter. If this misses, IRR may not matter.
Year-one yield on your equity after debt and reserves.
Levered IRR lands at 4.53%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.91, too thin for most debt sources without a change in price or NOI. Unless you have strong support for rent upside or a better basis, the cleaner move is probably to pass.
| Input | Downside | Base | Upside | Range |
|---|---|---|---|---|
| Gross rent | -2.78 pts | 4.53% | +2.44 pts | |
| Purchase price | +2.32 pts | 4.53% | -2.38 pts | |
| Exit cap | +1.81 pts | 4.53% | -1.81 pts | |
| Mortgage rate | +0.95 pts | 4.53% | -0.97 pts | |
| Vacancy | +0.56 pts | 4.53% | -0.57 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $25k | $23k | $9,396 | $14k | $14k | $1,815 | $15k | -$1,374 | $186k | 5.59% |
| 2 | $26k | $24k | $9,640 | $14k | $13k | $1,951 | $15k | -$916 | $184k | 5.77% |
| 3 | $26k | $25k | $9,890 | $15k | $13k | $2,097 | $15k | -$445 | $182k | 5.96% |
| 4 | $27k | $26k | $10k | $15k | $13k | $2,254 | $15k | $42 | $179k | 6.16% |
| 5 | $28k | $26k | $10k | $16k | $13k | $2,423 | $15k | $545 | $177k | 6.36% |
| 6 | $29k | $27k | $11k | $16k | $13k | $2,605 | $15k | $1,063 | $174k | 6.56% |
| 7 | $30k | $28k | $11k | $17k | $13k | $2,800 | $15k | $1,598 | $172k | 6.78% |
| 8 | $31k | $29k | $11k | $17k | $12k | $3,010 | $15k | $2,149 | $169k | 7.00% |
| 9 | $31k | $30k | $12k | $18k | $12k | $3,236 | $15k | $2,718 | $165k | 7.23% |
| 10 | $32k | $30k | $12k | $19k | $12k | $3,478 | $15k | $3,305 | $162k | 7.46% |
Stabilize the asset, then refi on ARV instead of purchase price. See how much cash comes back at refi and what year-1 cash flow looks like on the new note.
Estimate the deferred gain, boot, carryover basis, and tax savings on a Section 1031 like-kind exchange.