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 4.54%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.96, 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 | -2.87 pts | 4.54% | +2.50 pts | |
| Purchase price | +1.91 pts | 4.54% | -1.95 pts | |
| Exit cap | +1.60 pts | 4.54% | -1.58 pts | |
| Mortgage rate | +0.78 pts | 4.54% | -0.79 pts | |
| Vacancy | +0.59 pts | 4.54% | -0.61 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $9,026 | $8,484 | $4,332 | $4,152 | $3,800 | $510 | $4,310 | -$158 | $52k | 5.91% |
| 2 | $9,297 | $8,739 | $4,445 | $4,294 | $3,762 | $548 | $4,310 | -$16 | $52k | 6.12% |
| 3 | $9,575 | $9,001 | $4,560 | $4,440 | $3,721 | $589 | $4,310 | $130 | $51k | 6.33% |
| 4 | $9,863 | $9,271 | $4,679 | $4,592 | $3,677 | $633 | $4,310 | $282 | $50k | 6.54% |
| 5 | $10k | $9,549 | $4,801 | $4,748 | $3,630 | $680 | $4,310 | $438 | $50k | 6.76% |
| 6 | $10k | $9,836 | $4,926 | $4,909 | $3,579 | $731 | $4,310 | $599 | $49k | 6.99% |
| 7 | $11k | $10k | $5,055 | $5,076 | $3,524 | $786 | $4,310 | $766 | $48k | 7.23% |
| 8 | $11k | $10k | $5,187 | $5,248 | $3,465 | $845 | $4,310 | $938 | $47k | 7.48% |
| 9 | $11k | $11k | $5,322 | $5,425 | $3,401 | $909 | $4,310 | $1,115 | $46k | 7.73% |
| 10 | $12k | $11k | $5,461 | $5,609 | $3,333 | $977 | $4,310 | $1,299 | $45k | 7.99% |
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.