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 -8.18%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.70, 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 | -2.15 pts | -8.18% | +3.92 pts | |
| Purchase price | +3.84 pts | -8.18% | -1.66 pts | |
| Exit cap | +3.37 pts | -8.18% | -1.70 pts | |
| Mortgage rate | +1.56 pts | -8.18% | -1.64 pts | |
| Vacancy | +0.94 pts | -8.18% | -1.00 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $29k | $27k | $12k | $16k | $20k | $2,686 | $23k | -$6,834 | $275k | 4.29% |
| 2 | $30k | $28k | $12k | $16k | $20k | $2,887 | $23k | -$6,305 | $272k | 4.44% |
| 3 | $31k | $29k | $12k | $17k | $20k | $3,104 | $23k | -$5,760 | $269k | 4.58% |
| 4 | $32k | $30k | $13k | $18k | $19k | $3,336 | $23k | -$5,197 | $265k | 4.74% |
| 5 | $33k | $31k | $13k | $18k | $19k | $3,586 | $23k | -$4,616 | $262k | 4.89% |
| 6 | $34k | $32k | $13k | $19k | $19k | $3,855 | $23k | -$4,016 | $258k | 5.05% |
| 7 | $35k | $33k | $14k | $19k | $19k | $4,144 | $23k | -$3,397 | $254k | 5.22% |
| 8 | $36k | $34k | $14k | $20k | $18k | $4,455 | $23k | -$2,759 | $249k | 5.39% |
| 9 | $37k | $35k | $14k | $21k | $18k | $4,789 | $23k | -$2,100 | $245k | 5.57% |
| 10 | $38k | $36k | $15k | $21k | $18k | $5,148 | $23k | -$1,420 | $240k | 5.76% |
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.