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 5.69%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.93, 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 | -2.67 pts | 5.69% | +2.36 pts | |
| Purchase price | +2.29 pts | 5.69% | -2.33 pts | |
| Exit cap | +1.74 pts | 5.69% | -1.74 pts | |
| Mortgage rate | +0.94 pts | 5.69% | -0.95 pts | |
| Vacancy | +0.53 pts | 5.69% | -0.55 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $32k | $30k | $12k | $18k | $17k | $2,337 | $20k | -$1,324 | $239k | 5.73% |
| 2 | $33k | $31k | $12k | $19k | $17k | $2,513 | $20k | -$724 | $237k | 5.91% |
| 3 | $34k | $32k | $12k | $20k | $17k | $2,701 | $20k | -$106 | $234k | 6.11% |
| 4 | $35k | $33k | $12k | $20k | $17k | $2,903 | $20k | $533 | $231k | 6.31% |
| 5 | $36k | $34k | $13k | $21k | $17k | $3,121 | $20k | $1,191 | $228k | 6.51% |
| 6 | $37k | $35k | $13k | $22k | $16k | $3,355 | $20k | $1,871 | $225k | 6.72% |
| 7 | $38k | $36k | $13k | $22k | $16k | $3,606 | $20k | $2,571 | $221k | 6.94% |
| 8 | $39k | $37k | $14k | $23k | $16k | $3,877 | $20k | $3,294 | $217k | 7.16% |
| 9 | $40k | $38k | $14k | $24k | $16k | $4,167 | $20k | $4,040 | $213k | 7.39% |
| 10 | $42k | $39k | $15k | $25k | $15k | $4,480 | $20k | $4,809 | $208k | 7.63% |
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.