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 -4.63%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.74, 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 | -4.25 pts | -4.63% | +3.35 pts | |
| Purchase price | +3.25 pts | -4.63% | -3.66 pts | |
| Exit cap | +2.78 pts | -4.63% | -3.09 pts | |
| Mortgage rate | +1.33 pts | -4.63% | -1.38 pts | |
| Vacancy | +0.79 pts | -4.63% | -0.83 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $26k | $25k | $10k | $14k | $17k | $2,286 | $19k | -$4,976 | $234k | 4.56% |
| 2 | $27k | $26k | $11k | $15k | $17k | $2,457 | $19k | -$4,500 | $231k | 4.71% |
| 3 | $28k | $26k | $11k | $15k | $17k | $2,641 | $19k | -$4,008 | $229k | 4.87% |
| 4 | $29k | $27k | $11k | $16k | $16k | $2,839 | $19k | -$3,501 | $226k | 5.03% |
| 5 | $30k | $28k | $12k | $16k | $16k | $3,052 | $19k | -$2,977 | $223k | 5.19% |
| 6 | $31k | $29k | $12k | $17k | $16k | $3,281 | $19k | -$2,437 | $220k | 5.37% |
| 7 | $31k | $30k | $12k | $17k | $16k | $3,527 | $19k | -$1,879 | $216k | 5.54% |
| 8 | $32k | $30k | $12k | $18k | $16k | $3,791 | $19k | -$1,304 | $212k | 5.73% |
| 9 | $33k | $31k | $13k | $19k | $15k | $4,075 | $19k | -$710 | $208k | 5.91% |
| 10 | $34k | $32k | $13k | $19k | $15k | $4,381 | $19k | -$97 | $204k | 6.11% |
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.