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 -2.43%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.77, 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 | -3.75 pts | -2.43% | +3.06 pts | |
| Purchase price | +2.99 pts | -2.43% | -3.28 pts | |
| Exit cap | +2.50 pts | -2.43% | -2.70 pts | |
| Mortgage rate | +1.23 pts | -2.43% | -1.26 pts | |
| Vacancy | +0.71 pts | -2.43% | -0.74 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $31k | $29k | $12k | $17k | $19k | $2,613 | $22k | -$5,004 | $267k | 4.75% |
| 2 | $32k | $30k | $12k | $18k | $19k | $2,809 | $22k | -$4,440 | $265k | 4.91% |
| 3 | $33k | $31k | $12k | $18k | $19k | $3,020 | $22k | -$3,858 | $262k | 5.07% |
| 4 | $34k | $32k | $13k | $19k | $19k | $3,246 | $22k | -$3,258 | $258k | 5.23% |
| 5 | $35k | $32k | $13k | $19k | $19k | $3,489 | $22k | -$2,639 | $255k | 5.41% |
| 6 | $36k | $33k | $13k | $20k | $18k | $3,751 | $22k | -$1,999 | $251k | 5.58% |
| 7 | $37k | $34k | $14k | $21k | $18k | $4,032 | $22k | -$1,340 | $247k | 5.77% |
| 8 | $38k | $36k | $14k | $21k | $18k | $4,334 | $22k | -$659 | $243k | 5.96% |
| 9 | $39k | $37k | $14k | $22k | $17k | $4,659 | $22k | $43 | $238k | 6.15% |
| 10 | $40k | $38k | $15k | $23k | $17k | $5,008 | $22k | $767 | $233k | 6.35% |
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.