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 5.09%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.92, 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 | -2.72 pts | 5.09% | +2.40 pts | |
| Purchase price | +2.32 pts | 5.09% | -2.37 pts | |
| Exit cap | +1.78 pts | 5.09% | -1.78 pts | |
| Mortgage rate | +0.95 pts | 5.09% | -0.96 pts | |
| Vacancy | +0.54 pts | 5.09% | -0.56 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $30k | $28k | $11k | $17k | $16k | $2,178 | $18k | -$1,474 | $223k | 5.65% |
| 2 | $30k | $29k | $11k | $17k | $16k | $2,341 | $18k | -$922 | $220k | 5.83% |
| 3 | $31k | $30k | $11k | $18k | $16k | $2,516 | $18k | -$352 | $218k | 6.02% |
| 4 | $32k | $30k | $12k | $19k | $16k | $2,705 | $18k | $236 | $215k | 6.22% |
| 5 | $33k | $31k | $12k | $19k | $16k | $2,908 | $18k | $842 | $212k | 6.42% |
| 6 | $34k | $32k | $12k | $20k | $15k | $3,126 | $18k | $1,468 | $209k | 6.63% |
| 7 | $35k | $33k | $13k | $21k | $15k | $3,360 | $18k | $2,113 | $206k | 6.84% |
| 8 | $36k | $34k | $13k | $21k | $15k | $3,612 | $18k | $2,779 | $202k | 7.07% |
| 9 | $37k | $35k | $13k | $22k | $15k | $3,883 | $18k | $3,465 | $198k | 7.29% |
| 10 | $39k | $36k | $14k | $23k | $14k | $4,174 | $18k | $4,174 | $194k | 7.53% |
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.