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 -9.01%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.71, 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 | -3.85 pts | -9.01% | +4.43 pts | |
| Exit cap | +2.72 pts | -9.01% | -1.70 pts | |
| Purchase price | +2.85 pts | -9.01% | -1.47 pts | |
| Vacancy | +1.16 pts | -9.01% | -1.27 pts | |
| Mortgage rate | +1.15 pts | -9.01% | -1.19 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $5,340 | $5,020 | $3,288 | $1,732 | $2,160 | $290 | $2,450 | -$718 | $30k | 4.34% |
| 2 | $5,500 | $5,170 | $3,372 | $1,798 | $2,138 | $311 | $2,450 | -$652 | $29k | 4.51% |
| 3 | $5,665 | $5,325 | $3,460 | $1,866 | $2,115 | $335 | $2,450 | -$584 | $29k | 4.68% |
| 4 | $5,835 | $5,485 | $3,549 | $1,936 | $2,090 | $360 | $2,450 | -$514 | $29k | 4.85% |
| 5 | $6,010 | $5,650 | $3,641 | $2,009 | $2,063 | $387 | $2,450 | -$441 | $28k | 5.04% |
| 6 | $6,191 | $5,819 | $3,735 | $2,084 | $2,034 | $416 | $2,450 | -$365 | $28k | 5.22% |
| 7 | $6,376 | $5,994 | $3,831 | $2,162 | $2,003 | $447 | $2,450 | -$287 | $27k | 5.42% |
| 8 | $6,568 | $6,174 | $3,931 | $2,243 | $1,969 | $480 | $2,450 | -$207 | $27k | 5.62% |
| 9 | $6,765 | $6,359 | $4,032 | $2,326 | $1,933 | $516 | $2,450 | -$123 | $26k | 5.83% |
| 10 | $6,968 | $6,549 | $4,137 | $2,413 | $1,895 | $555 | $2,450 | -$37 | $26k | 6.05% |
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.