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 1.99%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.85, 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 | -3.05 pts | 1.99% | +2.62 pts | |
| Purchase price | +2.56 pts | 1.99% | -2.68 pts | |
| Exit cap | +2.04 pts | 1.99% | -2.09 pts | |
| Mortgage rate | +1.05 pts | 1.99% | -1.07 pts | |
| Vacancy | +0.60 pts | 1.99% | -0.62 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $33k | $31k | $12k | $19k | $19k | $2,577 | $22k | -$3,247 | $264k | 5.22% |
| 2 | $34k | $32k | $12k | $19k | $19k | $2,770 | $22k | -$2,641 | $261k | 5.40% |
| 3 | $35k | $32k | $13k | $20k | $19k | $2,978 | $22k | -$2,015 | $258k | 5.57% |
| 4 | $36k | $33k | $13k | $20k | $19k | $3,201 | $22k | -$1,369 | $255k | 5.75% |
| 5 | $37k | $34k | $13k | $21k | $18k | $3,441 | $22k | -$703 | $251k | 5.94% |
| 6 | $38k | $35k | $14k | $22k | $18k | $3,699 | $22k | -$15 | $248k | 6.14% |
| 7 | $39k | $37k | $14k | $22k | $18k | $3,976 | $22k | $694 | $244k | 6.34% |
| 8 | $40k | $38k | $14k | $23k | $18k | $4,274 | $22k | $1,426 | $239k | 6.54% |
| 9 | $41k | $39k | $15k | $24k | $17k | $4,594 | $22k | $2,180 | $235k | 6.75% |
| 10 | $42k | $40k | $15k | $25k | $17k | $4,939 | $22k | $2,959 | $230k | 6.97% |
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.