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 5.42%, 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 | -2.69 pts | 5.42% | +2.38 pts | |
| Purchase price | +2.33 pts | 5.42% | -2.38 pts | |
| Exit cap | +1.77 pts | 5.42% | -1.77 pts | |
| Mortgage rate | +0.95 pts | 5.42% | -0.97 pts | |
| Vacancy | +0.54 pts | 5.42% | -0.55 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $36k | $34k | $13k | $21k | $20k | $2,721 | $23k | -$1,744 | $278k | 5.67% |
| 2 | $38k | $35k | $13k | $22k | $20k | $2,925 | $23k | -$1,054 | $276k | 5.86% |
| 3 | $39k | $36k | $14k | $23k | $20k | $3,145 | $23k | -$341 | $272k | 6.05% |
| 4 | $40k | $37k | $14k | $23k | $20k | $3,380 | $23k | $394 | $269k | 6.24% |
| 5 | $41k | $39k | $14k | $24k | $19k | $3,634 | $23k | $1,152 | $265k | 6.45% |
| 6 | $42k | $40k | $15k | $25k | $19k | $3,906 | $23k | $1,935 | $261k | 6.66% |
| 7 | $44k | $41k | $15k | $26k | $19k | $4,199 | $23k | $2,741 | $257k | 6.87% |
| 8 | $45k | $42k | $16k | $27k | $19k | $4,514 | $23k | $3,574 | $253k | 7.09% |
| 9 | $46k | $43k | $16k | $27k | $18k | $4,852 | $23k | $4,432 | $248k | 7.32% |
| 10 | $48k | $45k | $16k | $28k | $18k | $5,216 | $23k | $5,318 | $243k | 7.56% |
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.