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 3.50%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.88, 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 | -2.88 pts | 3.50% | +2.51 pts | |
| Purchase price | +2.43 pts | 3.50% | -2.51 pts | |
| Exit cap | +1.90 pts | 3.50% | -1.93 pts | |
| Mortgage rate | +1.00 pts | 3.50% | -1.01 pts | |
| Vacancy | +0.57 pts | 3.50% | -0.59 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $30k | $28k | $11k | $17k | $17k | $2,250 | $19k | -$2,211 | $230k | 5.43% |
| 2 | $30k | $29k | $11k | $17k | $17k | $2,419 | $19k | -$1,661 | $228k | 5.60% |
| 3 | $31k | $29k | $12k | $18k | $16k | $2,600 | $19k | -$1,094 | $225k | 5.79% |
| 4 | $32k | $30k | $12k | $19k | $16k | $2,795 | $19k | -$509 | $222k | 5.98% |
| 5 | $33k | $31k | $12k | $19k | $16k | $3,005 | $19k | $95 | $219k | 6.17% |
| 6 | $34k | $32k | $12k | $20k | $16k | $3,230 | $19k | $717 | $216k | 6.37% |
| 7 | $35k | $33k | $13k | $20k | $16k | $3,472 | $19k | $1,360 | $213k | 6.58% |
| 8 | $36k | $34k | $13k | $21k | $15k | $3,732 | $19k | $2,023 | $209k | 6.79% |
| 9 | $37k | $35k | $13k | $22k | $15k | $4,012 | $19k | $2,707 | $205k | 7.01% |
| 10 | $39k | $36k | $14k | $22k | $15k | $4,313 | $19k | $3,412 | $201k | 7.24% |
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.