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 8.54%, which falls below a typical small-portfolio return target. Year-1 DSCR is 1.06, 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 | -2.50 pts | 8.54% | +2.25 pts | |
| Purchase price | +1.86 pts | 8.54% | -1.86 pts | |
| Exit cap | +1.44 pts | 8.54% | -1.40 pts | |
| Mortgage rate | +0.75 pts | 8.54% | -0.76 pts | |
| Vacancy | +0.52 pts | 8.54% | -0.53 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $12k | $12k | $5,273 | $6,333 | $5,278 | $708 | $5,986 | $347 | $72k | 6.49% |
| 2 | $13k | $12k | $5,411 | $6,543 | $5,225 | $761 | $5,986 | $557 | $72k | 6.71% |
| 3 | $13k | $12k | $5,552 | $6,760 | $5,168 | $818 | $5,986 | $774 | $71k | 6.93% |
| 4 | $13k | $13k | $5,698 | $6,984 | $5,107 | $879 | $5,986 | $998 | $70k | 7.16% |
| 5 | $14k | $13k | $5,847 | $7,216 | $5,041 | $945 | $5,986 | $1,230 | $69k | 7.40% |
| 6 | $14k | $13k | $6,000 | $7,454 | $4,970 | $1,016 | $5,986 | $1,468 | $68k | 7.65% |
| 7 | $15k | $14k | $6,157 | $7,701 | $4,894 | $1,092 | $5,986 | $1,715 | $67k | 7.90% |
| 8 | $15k | $14k | $6,319 | $7,955 | $4,812 | $1,174 | $5,986 | $1,969 | $66k | 8.16% |
| 9 | $16k | $15k | $6,484 | $8,218 | $4,724 | $1,262 | $5,986 | $2,232 | $64k | 8.43% |
| 10 | $16k | $15k | $6,654 | $8,489 | $4,630 | $1,356 | $5,986 | $2,502 | $63k | 8.71% |
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.