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 -8.00%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.72, 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 | -3.73 pts | -8.00% | +4.20 pts | |
| Purchase price | +2.73 pts | -8.00% | -3.13 pts | |
| Exit cap | +2.59 pts | -8.00% | -2.86 pts | |
| Vacancy | +1.09 pts | -8.00% | -1.18 pts | |
| Mortgage rate | +1.10 pts | -8.00% | -1.14 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $5,462 | $5,134 | $3,322 | $1,812 | $2,214 | $297 | $2,511 | -$699 | $30k | 4.43% |
| 2 | $5,626 | $5,288 | $3,408 | $1,880 | $2,192 | $319 | $2,511 | -$631 | $30k | 4.60% |
| 3 | $5,794 | $5,447 | $3,496 | $1,951 | $2,168 | $343 | $2,511 | -$560 | $30k | 4.77% |
| 4 | $5,968 | $5,610 | $3,586 | $2,024 | $2,142 | $369 | $2,511 | -$487 | $29k | 4.95% |
| 5 | $6,147 | $5,778 | $3,679 | $2,099 | $2,115 | $396 | $2,511 | -$412 | $29k | 5.13% |
| 6 | $6,332 | $5,952 | $3,774 | $2,178 | $2,085 | $426 | $2,511 | -$334 | $29k | 5.32% |
| 7 | $6,522 | $6,130 | $3,872 | $2,258 | $2,053 | $458 | $2,511 | -$253 | $28k | 5.52% |
| 8 | $6,717 | $6,314 | $3,972 | $2,342 | $2,019 | $492 | $2,511 | -$169 | $28k | 5.73% |
| 9 | $6,919 | $6,504 | $4,075 | $2,429 | $1,982 | $529 | $2,511 | -$82 | $27k | 5.94% |
| 10 | $7,126 | $6,699 | $4,181 | $2,518 | $1,942 | $569 | $2,511 | $7 | $26k | 6.16% |
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.