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 4.59%, 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 | -2.76 pts | 4.59% | +2.43 pts | |
| Purchase price | +2.37 pts | 4.59% | -2.43 pts | |
| Exit cap | +1.83 pts | 4.59% | -1.84 pts | |
| Mortgage rate | +0.97 pts | 4.59% | -0.99 pts | |
| Vacancy | +0.55 pts | 4.59% | -0.56 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $34k | $32k | $12k | $19k | $19k | $2,540 | $21k | -$2,017 | $260k | 5.56% |
| 2 | $35k | $33k | $13k | $20k | $19k | $2,730 | $21k | -$1,383 | $257k | 5.74% |
| 3 | $36k | $34k | $13k | $21k | $19k | $2,935 | $21k | -$729 | $254k | 5.93% |
| 4 | $37k | $35k | $13k | $21k | $18k | $3,155 | $21k | -$55 | $251k | 6.12% |
| 5 | $38k | $36k | $14k | $22k | $18k | $3,391 | $21k | $641 | $248k | 6.32% |
| 6 | $39k | $37k | $14k | $23k | $18k | $3,646 | $21k | $1,359 | $244k | 6.53% |
| 7 | $40k | $38k | $14k | $24k | $18k | $3,919 | $21k | $2,099 | $240k | 6.74% |
| 8 | $41k | $39k | $15k | $24k | $17k | $4,213 | $21k | $2,863 | $236k | 6.96% |
| 9 | $43k | $40k | $15k | $25k | $17k | $4,528 | $21k | $3,650 | $231k | 7.18% |
| 10 | $44k | $41k | $15k | $26k | $17k | $4,868 | $21k | $4,463 | $226k | 7.42% |
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.