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 -6.25%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.75, 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 | -3.57 pts | -6.25% | +3.85 pts | |
| Purchase price | +2.53 pts | -6.25% | -2.84 pts | |
| Exit cap | +2.38 pts | -6.25% | -2.57 pts | |
| Mortgage rate | +1.03 pts | -6.25% | -1.06 pts | |
| Vacancy | +0.99 pts | -6.25% | -1.06 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $5,705 | $5,363 | $3,391 | $1,972 | $2,322 | $311 | $2,634 | -$662 | $32k | 4.60% |
| 2 | $5,876 | $5,524 | $3,479 | $2,045 | $2,299 | $335 | $2,634 | -$589 | $32k | 4.77% |
| 3 | $6,052 | $5,689 | $3,569 | $2,121 | $2,274 | $360 | $2,634 | -$513 | $31k | 4.94% |
| 4 | $6,234 | $5,860 | $3,661 | $2,199 | $2,247 | $387 | $2,634 | -$435 | $31k | 5.13% |
| 5 | $6,421 | $6,036 | $3,756 | $2,280 | $2,218 | $416 | $2,634 | -$354 | $30k | 5.32% |
| 6 | $6,614 | $6,217 | $3,853 | $2,364 | $2,187 | $447 | $2,634 | -$270 | $30k | 5.51% |
| 7 | $6,812 | $6,403 | $3,953 | $2,451 | $2,153 | $480 | $2,634 | -$183 | $29k | 5.71% |
| 8 | $7,016 | $6,595 | $4,055 | $2,540 | $2,117 | $517 | $2,634 | -$93 | $29k | 5.92% |
| 9 | $7,227 | $6,793 | $4,160 | $2,633 | $2,079 | $555 | $2,634 | -$1 | $28k | 6.14% |
| 10 | $7,444 | $6,997 | $4,268 | $2,729 | $2,037 | $597 | $2,634 | $95 | $28k | 6.36% |
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.