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 -10.02%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.69, 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 | -4.00 pts | -10.02% | +4.67 pts | |
| Exit cap | +2.86 pts | -10.02% | -1.65 pts | |
| Purchase price | +2.99 pts | -10.02% | -1.39 pts | |
| Vacancy | +1.24 pts | -10.02% | -1.36 pts | |
| Mortgage rate | +1.20 pts | -10.02% | -1.25 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $5,231 | $4,917 | $3,256 | $1,660 | $2,111 | $283 | $2,394 | -$734 | $29k | 4.26% |
| 2 | $5,387 | $5,064 | $3,341 | $1,724 | $2,090 | $304 | $2,394 | -$671 | $29k | 4.42% |
| 3 | $5,549 | $5,216 | $3,427 | $1,789 | $2,067 | $327 | $2,394 | -$605 | $28k | 4.59% |
| 4 | $5,716 | $5,373 | $3,515 | $1,857 | $2,043 | $352 | $2,394 | -$537 | $28k | 4.76% |
| 5 | $5,887 | $5,534 | $3,606 | $1,928 | $2,016 | $378 | $2,394 | -$467 | $28k | 4.94% |
| 6 | $6,064 | $5,700 | $3,699 | $2,000 | $1,988 | $406 | $2,394 | -$394 | $27k | 5.13% |
| 7 | $6,246 | $5,871 | $3,795 | $2,076 | $1,958 | $437 | $2,394 | -$319 | $27k | 5.32% |
| 8 | $6,433 | $6,047 | $3,893 | $2,154 | $1,925 | $470 | $2,394 | -$241 | $26k | 5.52% |
| 9 | $6,626 | $6,228 | $3,994 | $2,234 | $1,890 | $505 | $2,394 | -$160 | $26k | 5.73% |
| 10 | $6,825 | $6,415 | $4,098 | $2,318 | $1,852 | $543 | $2,394 | -$77 | $25k | 5.94% |
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.