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 3.98%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.89, 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 | -2.83 pts | 3.98% | +2.47 pts | |
| Purchase price | +2.40 pts | 3.98% | -2.47 pts | |
| Exit cap | +1.87 pts | 3.98% | -1.88 pts | |
| Mortgage rate | +0.98 pts | 3.98% | -1.00 pts | |
| Vacancy | +0.56 pts | 3.98% | -0.58 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $31k | $29k | $11k | $18k | $17k | $2,316 | $20k | -$2,078 | $237k | 5.49% |
| 2 | $32k | $30k | $12k | $18k | $17k | $2,489 | $20k | -$1,506 | $234k | 5.67% |
| 3 | $32k | $31k | $12k | $19k | $17k | $2,676 | $20k | -$917 | $232k | 5.85% |
| 4 | $33k | $31k | $12k | $19k | $17k | $2,876 | $20k | -$309 | $229k | 6.04% |
| 5 | $34k | $32k | $12k | $20k | $16k | $3,092 | $20k | $319 | $226k | 6.24% |
| 6 | $36k | $33k | $13k | $21k | $16k | $3,324 | $20k | $966 | $222k | 6.44% |
| 7 | $37k | $34k | $13k | $21k | $16k | $3,573 | $20k | $1,634 | $219k | 6.65% |
| 8 | $38k | $35k | $13k | $22k | $16k | $3,841 | $20k | $2,322 | $215k | 6.87% |
| 9 | $39k | $36k | $14k | $23k | $15k | $4,129 | $20k | $3,033 | $211k | 7.09% |
| 10 | $40k | $38k | $14k | $23k | $15k | $4,438 | $20k | $3,766 | $206k | 7.32% |
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.