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 2.55%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.86, 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 | -2.98 pts | 2.55% | +2.58 pts | |
| Purchase price | +2.51 pts | 2.55% | -2.61 pts | |
| Exit cap | +1.99 pts | 2.55% | -2.03 pts | |
| Mortgage rate | +1.03 pts | 2.55% | -1.05 pts | |
| Vacancy | +0.59 pts | 2.55% | -0.60 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $32k | $30k | $12k | $18k | $18k | $2,468 | $21k | -$2,867 | $253k | 5.30% |
| 2 | $33k | $31k | $12k | $19k | $18k | $2,653 | $21k | -$2,278 | $250k | 5.47% |
| 3 | $34k | $32k | $12k | $19k | $18k | $2,852 | $21k | -$1,670 | $247k | 5.65% |
| 4 | $35k | $32k | $13k | $20k | $18k | $3,066 | $21k | -$1,044 | $244k | 5.83% |
| 5 | $36k | $33k | $13k | $20k | $18k | $3,295 | $21k | -$397 | $241k | 6.02% |
| 6 | $37k | $34k | $13k | $21k | $17k | $3,542 | $21k | $270 | $237k | 6.22% |
| 7 | $38k | $35k | $14k | $22k | $17k | $3,808 | $21k | $958 | $233k | 6.42% |
| 8 | $39k | $37k | $14k | $23k | $17k | $4,093 | $21k | $1,668 | $229k | 6.63% |
| 9 | $40k | $38k | $14k | $23k | $16k | $4,400 | $21k | $2,401 | $225k | 6.85% |
| 10 | $41k | $39k | $15k | $24k | $16k | $4,730 | $21k | $3,156 | $220k | 7.07% |
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.