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 1.74%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.85, 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 | -3.08 pts | 1.74% | +2.64 pts | |
| Purchase price | +2.58 pts | 1.74% | -2.70 pts | |
| Exit cap | +2.06 pts | 1.74% | -2.12 pts | |
| Mortgage rate | +1.06 pts | 1.74% | -1.08 pts | |
| Vacancy | +0.60 pts | 1.74% | -0.62 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $32k | $30k | $12k | $18k | $19k | $2,504 | $21k | -$3,252 | $256k | 5.20% |
| 2 | $33k | $31k | $12k | $19k | $18k | $2,692 | $21k | -$2,665 | $254k | 5.37% |
| 3 | $34k | $32k | $12k | $19k | $18k | $2,894 | $21k | -$2,060 | $251k | 5.54% |
| 4 | $35k | $32k | $13k | $20k | $18k | $3,111 | $21k | -$1,435 | $248k | 5.72% |
| 5 | $36k | $33k | $13k | $20k | $18k | $3,344 | $21k | -$790 | $244k | 5.91% |
| 6 | $37k | $34k | $13k | $21k | $18k | $3,595 | $21k | -$125 | $241k | 6.10% |
| 7 | $38k | $35k | $14k | $22k | $17k | $3,864 | $21k | $561 | $237k | 6.30% |
| 8 | $39k | $37k | $14k | $22k | $17k | $4,154 | $21k | $1,269 | $233k | 6.51% |
| 9 | $40k | $38k | $14k | $23k | $17k | $4,465 | $21k | $2,000 | $228k | 6.72% |
| 10 | $41k | $39k | $15k | $24k | $16k | $4,800 | $21k | $2,753 | $223k | 6.94% |
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.