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 1.72%, 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 | -3.08 pts | 1.72% | +2.65 pts | |
| Purchase price | +2.57 pts | 1.72% | -2.70 pts | |
| Exit cap | +2.06 pts | 1.72% | -2.12 pts | |
| Mortgage rate | +1.06 pts | 1.72% | -1.08 pts | |
| Vacancy | +0.60 pts | 1.72% | -0.62 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $31k | $29k | $11k | $17k | $18k | $2,432 | $21k | -$3,161 | $249k | 5.20% |
| 2 | $32k | $30k | $12k | $18k | $18k | $2,614 | $21k | -$2,591 | $246k | 5.37% |
| 3 | $33k | $31k | $12k | $19k | $18k | $2,810 | $21k | -$2,002 | $243k | 5.54% |
| 4 | $34k | $32k | $12k | $19k | $18k | $3,021 | $21k | -$1,395 | $240k | 5.72% |
| 5 | $35k | $33k | $13k | $20k | $17k | $3,247 | $21k | -$769 | $237k | 5.91% |
| 6 | $36k | $33k | $13k | $20k | $17k | $3,490 | $21k | -$123 | $234k | 6.10% |
| 7 | $37k | $35k | $13k | $21k | $17k | $3,752 | $21k | $543 | $230k | 6.30% |
| 8 | $38k | $36k | $14k | $22k | $17k | $4,033 | $21k | $1,231 | $226k | 6.51% |
| 9 | $39k | $37k | $14k | $23k | $16k | $4,336 | $21k | $1,941 | $222k | 6.72% |
| 10 | $40k | $38k | $14k | $23k | $16k | $4,661 | $21k | $2,672 | $217k | 6.94% |
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.