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 -5.66%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.73, 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 | -4.52 pts | -5.66% | +3.51 pts | |
| Purchase price | +3.38 pts | -5.66% | -3.88 pts | |
| Exit cap | +2.92 pts | -5.66% | -3.30 pts | |
| Mortgage rate | +1.38 pts | -5.66% | -1.44 pts | |
| Vacancy | +0.83 pts | -5.66% | -0.87 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $25k | $23k | $9,960 | $13k | $16k | $2,170 | $18k | -$4,968 | $222k | 4.48% |
| 2 | $26k | $24k | $10k | $14k | $16k | $2,333 | $18k | -$4,522 | $220k | 4.63% |
| 3 | $26k | $25k | $10k | $14k | $16k | $2,508 | $18k | -$4,063 | $217k | 4.78% |
| 4 | $27k | $26k | $11k | $15k | $16k | $2,696 | $18k | -$3,588 | $215k | 4.94% |
| 5 | $28k | $26k | $11k | $15k | $15k | $2,898 | $18k | -$3,098 | $212k | 5.10% |
| 6 | $29k | $27k | $11k | $16k | $15k | $3,115 | $18k | -$2,593 | $209k | 5.27% |
| 7 | $30k | $28k | $12k | $16k | $15k | $3,349 | $18k | -$2,072 | $205k | 5.45% |
| 8 | $31k | $29k | $12k | $17k | $15k | $3,600 | $18k | -$1,533 | $202k | 5.63% |
| 9 | $31k | $30k | $12k | $17k | $14k | $3,870 | $18k | -$978 | $198k | 5.81% |
| 10 | $32k | $30k | $13k | $18k | $14k | $4,160 | $18k | -$405 | $194k | 6.00% |
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.