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 9.25%, which falls below a typical small-portfolio return target. Year-1 DSCR is 1.03, 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 | -2.42 pts | 9.25% | +2.20 pts | |
| Purchase price | +2.09 pts | 9.25% | -2.08 pts | |
| Exit cap | +1.51 pts | 9.25% | -1.47 pts | |
| Mortgage rate | +0.84 pts | 9.25% | -0.85 pts | |
| Vacancy | +0.49 pts | 9.25% | -0.50 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $27k | $26k | $9,864 | $16k | $14k | $1,815 | $15k | $496 | $186k | 6.34% |
| 2 | $28k | $26k | $10k | $16k | $13k | $1,951 | $15k | $1,010 | $184k | 6.54% |
| 3 | $29k | $27k | $10k | $17k | $13k | $2,097 | $15k | $1,539 | $182k | 6.76% |
| 4 | $30k | $28k | $11k | $17k | $13k | $2,254 | $15k | $2,086 | $179k | 6.97% |
| 5 | $31k | $29k | $11k | $18k | $13k | $2,423 | $15k | $2,649 | $177k | 7.20% |
| 6 | $32k | $30k | $11k | $19k | $13k | $2,605 | $15k | $3,231 | $174k | 7.43% |
| 7 | $33k | $31k | $12k | $19k | $13k | $2,800 | $15k | $3,831 | $172k | 7.67% |
| 8 | $34k | $32k | $12k | $20k | $12k | $3,010 | $15k | $4,449 | $169k | 7.92% |
| 9 | $35k | $33k | $12k | $20k | $12k | $3,236 | $15k | $5,087 | $165k | 8.17% |
| 10 | $36k | $34k | $12k | $21k | $12k | $3,478 | $15k | $5,745 | $162k | 8.44% |
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.