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 5.31%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.92, 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 | -2.70 pts | 5.31% | +2.39 pts | |
| Purchase price | +2.33 pts | 5.31% | -2.38 pts | |
| Exit cap | +1.78 pts | 5.31% | -1.78 pts | |
| Mortgage rate | +0.95 pts | 5.31% | -0.97 pts | |
| Vacancy | +0.54 pts | 5.31% | -0.55 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $34k | $32k | $12k | $20k | $19k | $2,541 | $21k | -$1,663 | $260k | 5.66% |
| 2 | $35k | $33k | $13k | $20k | $19k | $2,731 | $21k | -$1,019 | $257k | 5.85% |
| 3 | $36k | $34k | $13k | $21k | $19k | $2,936 | $21k | -$354 | $254k | 6.04% |
| 4 | $37k | $35k | $13k | $22k | $18k | $3,156 | $21k | $332 | $251k | 6.23% |
| 5 | $38k | $36k | $14k | $23k | $18k | $3,392 | $21k | $1,039 | $248k | 6.44% |
| 6 | $40k | $37k | $14k | $23k | $18k | $3,647 | $21k | $1,769 | $244k | 6.65% |
| 7 | $41k | $38k | $14k | $24k | $18k | $3,920 | $21k | $2,522 | $240k | 6.86% |
| 8 | $42k | $40k | $15k | $25k | $17k | $4,214 | $21k | $3,299 | $236k | 7.08% |
| 9 | $43k | $41k | $15k | $26k | $17k | $4,530 | $21k | $4,100 | $231k | 7.31% |
| 10 | $45k | $42k | $16k | $26k | $17k | $4,869 | $21k | $4,926 | $227k | 7.55% |
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.