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 -2.39%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.82, 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 | -4.04 pts | -2.39% | +3.23 pts | |
| Purchase price | +2.21 pts | -2.39% | -2.38 pts | |
| Exit cap | +2.02 pts | -2.39% | -2.09 pts | |
| Mortgage rate | +0.90 pts | -2.39% | -0.93 pts | |
| Vacancy | +0.80 pts | -2.39% | -0.84 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $6,435 | $6,049 | $3,598 | $2,451 | $2,647 | $355 | $3,002 | -$551 | $36k | 5.01% |
| 2 | $6,628 | $6,230 | $3,691 | $2,539 | $2,621 | $382 | $3,002 | -$463 | $36k | 5.19% |
| 3 | $6,827 | $6,417 | $3,787 | $2,631 | $2,592 | $410 | $3,002 | -$372 | $36k | 5.38% |
| 4 | $7,032 | $6,610 | $3,885 | $2,725 | $2,561 | $441 | $3,002 | -$277 | $35k | 5.57% |
| 5 | $7,242 | $6,808 | $3,985 | $2,823 | $2,528 | $474 | $3,002 | -$180 | $35k | 5.77% |
| 6 | $7,460 | $7,012 | $4,089 | $2,923 | $2,493 | $509 | $3,002 | -$79 | $34k | 5.98% |
| 7 | $7,684 | $7,222 | $4,195 | $3,028 | $2,455 | $548 | $3,002 | $25 | $34k | 6.19% |
| 8 | $7,914 | $7,439 | $4,304 | $3,135 | $2,414 | $589 | $3,002 | $133 | $33k | 6.41% |
| 9 | $8,151 | $7,662 | $4,416 | $3,247 | $2,369 | $633 | $3,002 | $245 | $32k | 6.64% |
| 10 | $8,396 | $7,892 | $4,530 | $3,362 | $2,322 | $680 | $3,002 | $360 | $32k | 6.88% |
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.