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 4.50%, which falls below a typical small-portfolio return target. Year-1 DSCR is 0.96, 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 | -2.87 pts | 4.50% | +2.50 pts | |
| Purchase price | +1.91 pts | 4.50% | -1.95 pts | |
| Exit cap | +1.60 pts | 4.50% | -1.58 pts | |
| Mortgage rate | +0.78 pts | 4.50% | -0.79 pts | |
| Vacancy | +0.59 pts | 4.50% | -0.61 pts |
| Yr | GSI | EGI | OpEx | NOI | Interest | Principal | Debt svc | CF | Balance | Cap |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | $9,001 | $8,461 | $4,325 | $4,136 | $3,790 | $508 | $4,298 | -$162 | $52k | 5.91% |
| 2 | $9,271 | $8,715 | $4,438 | $4,278 | $3,751 | $546 | $4,298 | -$20 | $51k | 6.11% |
| 3 | $9,550 | $8,977 | $4,553 | $4,423 | $3,711 | $587 | $4,298 | $126 | $51k | 6.32% |
| 4 | $9,836 | $9,246 | $4,672 | $4,574 | $3,667 | $631 | $4,298 | $276 | $50k | 6.53% |
| 5 | $10k | $9,523 | $4,794 | $4,730 | $3,619 | $678 | $4,298 | $432 | $50k | 6.76% |
| 6 | $10k | $9,809 | $4,918 | $4,891 | $3,568 | $729 | $4,298 | $593 | $49k | 6.99% |
| 7 | $11k | $10k | $5,047 | $5,057 | $3,514 | $784 | $4,298 | $759 | $48k | 7.22% |
| 8 | $11k | $10k | $5,178 | $5,228 | $3,455 | $843 | $4,298 | $930 | $47k | 7.47% |
| 9 | $11k | $11k | $5,314 | $5,405 | $3,392 | $906 | $4,298 | $1,107 | $46k | 7.72% |
| 10 | $12k | $11k | $5,452 | $5,588 | $3,324 | $974 | $4,298 | $1,290 | $45k | 7.98% |
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.