Hula Strip
For sale860 NE 79th St, Miami, FL 33138
Secret21 units
Multifamily, Retail1967
| metric | current | proforma |
|---|---|---|
| CAPCAP rateCapitalization rateThe cap rate is calculated by dividing net operating income by property value, showing the potential return on a real estate investment as a percentage. While useful for comparing similar investments, it doesn't consider leverage, time value of money, or future cash flows from improvements. We calculate current CAP rate using current property value and NOI calculated as last month’s NOI times 12. Pro-forma CAP rate is calculated using current property value and NOI for the next 12 months (including rent growth rates, OE growth rates, and the period of rent stabilization).Optimal valueLower cap rates (e.g., 3% - 5%) typically suggest lower risk and often correspond to "prime" real estate with strong growth prospects. Mid-range cap rates (e.g., 6% - 8%) might represent a balanced risk/return profile. Higher cap rates (e.g., 9% - 12% or more) could indicate potentially higher annual returns but also higher risks. | 6.69% | 6.80% |
| GRMGRMGross Rent MultiplierThe GRM values a property based on annual rent, offering a quick way to assess its investment worth. However, this doesn't account for taxes or expenses like insurance and utilities as GRM uses gross income as opposed to NOI.Optimal valueA suitable GRM depends heavily on your property's rental market. Aim for a GRM between 4 and 13 for quicker payoffs. | 10.71 | 10.71 |
| Cash-on-CashCoCCash on cashA cash-on-cash return is a rate of return often used in real estate transactions that calculates the cash income earned on the cash invested in a property. Cash-on-cash return measures the annual return the investor made on the property in relation to the amount of mortgage paid during the same year.whereAPTCF = (GSR + OI) - (V + OE + AMP)GSR = Gross scheduled rentOI = Other incomeV = VacancyOE = Operating expensesAMP = Annual mortgage paymentsOptimal valueHistorically, many real estate investors aim for a CoC return in the range of 8% to 12%. However, in riskier or less mature markets, investors might expect a CoC of 15% or higher to compensate for the increased risk. In very stable or competitive markets, a CoC return might be lower, even 5% or less, especially if the investor is banking more on property appreciation than on immediate cash flow. | 4.53% | 6.39% |
| YoCYoCYield on CostYield on cost is a measure of the return on investment of a property. It is calculated by dividing the net operating income by the total project cost. | -- | 6.75% |
| Upside | -- | 0% |
| IRRIRRInternal Rate of ReturnIRR is the annual rate of growth that an investment is expected to generate.whereCₜ = Net cash inflow during the period tC₀ = Total initial investment costst = The number of time periodsIRR = The internal rate of returnNPV = the net present value of money, and it’s the difference between the present value of cash gains and the present value of cash losses over a period of time.Optimal valueIn a stable and developed real estate market, an IRR in the range of 10%-15% is often considered good for a moderately risky investment. High-risk real estate projects, like new developments, might target an IRR of 20% or more to compensate for the increased uncertainty and complexity. Core real estate investments, which are considered lower risk, might have IRRs in the range of 7%-10%. | -- | 11.89% |
| Equity Multiple | -- | 1.66x |
| ROEROEReturn on EquityReturn on equity, also known as ROE, is a ratio of net profit divided by equity. Investors use this ratio to determine how profitable an investment is. This calculation can be applied to monthly, annual, or total project-level profits.Optimal valueA good ROE depends on your market. Generally, as with ROI, the higher the better. For most markets in the United States, an ROE of 10-20% or more would be considered good. | 7.23% | 22.94% |
| ROIROIReturn on InvestmentIn real estate, return on investment (ROI) is a measurement of how much money, or profit, you have earned on an investment as a percentage of its total costs, which typically include the purchase price and any additional expenses associated with repairs or remodeling. ROI is not realized until the property is sold.Optimal valueThere isn't a set standard for what makes a good ROI in real estate. It depends on several factors, including property type, interest rates, real estate inflation rates, property risk profile, investment type, leverage, and investor preference. It is safe to say that a good ROI would be considered anything above the 50 year average stock market return of 9.4%. | -- | 22.94% |
Acquisition & Sale
| Hold term | 5 years |
|---|---|
| Exit cap rate | 7.30% |
| Closing costs - sale | $0 |
| Acquisition date | 10/10/2025 |
| Total cash to close | Detailed cash to closeDown payment$1.47MLoan fees$35,255Acquisition fee--Closing costs acquisition--$1.51M |
| Total acquisition costs | Detailed acquisition costsDown payment$1.47MLoan amount$3.53MLoan fees$35,255Working capital$0Acquisition fee--Closing costs acquisition--$5.04M |
Rent roll
| Retail | ||||||||
|---|---|---|---|---|---|---|---|---|
| unit # | unit type | SF | current | current/SF | annual current | proforma | proforma/SF | annual proforma |
| Half Moon | Retail | 1,000 | $7,957 | $7.96 | $95,481 | $7,957 | $7.96 | $95,481 |
| Craft Brickell | Retail | 2,200 | $11,500 | $5.23 | $138,000 | $11,500 | $5.23 | $138,000 |
| Commercial Kitchen | Retail | 1,850 | $8,682 | $4.69 | $104,186 | $8,682 | $4.69 | $104,186 |
| Flower Place | Retail | 1,200 | $5,250 | $4.38 | $63,000 | $5,250 | $4.38 | $63,000 |
| Mimase | Retail | 2,450 | $5,500 | $2.24 | $66,000 | $5,500 | $2.24 | $66,000 |
| AVERAGES | 0BR/0BA | 842.857 | $1,852 | $2.20 | $22,222 | $1,852 | $2.20 | $22,222 |
| 21 units | 0BR/0BA | 17,700 | $38,889 | $466,667 | $38,889 | $466,667 | ||
Average rent per unit type
| Series | Category | Value |
|---|---|---|
| Current rent | Retail | $7,778 |
| Proforma rent | Retail | $7,778 |
Operating proforma
| Current | Per Unit21 units | Per SF17,700 SF | % GOI | Proforma | Per Unit21 units | Per SF17,700 SF | % GOI | |
|---|---|---|---|---|---|---|---|---|
| INCOME | ||||||||
| Retail | ||||||||
| Gross Retail Rental Revenue | $466,667 | $466,667 | $53.64 | 102.12% | $466,667 | $466,667 | $53.64 | 102.12% |
| Vacancy | $0 | $0 | $0.00 | 0% | $0 | $0 | $0.00 | 0% |
| Rent loss 1 | $4,667 | $4,667 | $0.54 | 1.02% | $4,667 | $4,667 | $0.54 | 1.02% |
| Rent Loss 2 | $5,000 | $5,000 | $0.57 | 1.09% | $5,000 | $5,000 | $0.57 | 1.09% |
| Effective Retail Rental Revenue | $457,001 | $457,001 | $52.53 | 100% | $457,001 | $457,001 | $52.53 | 100% |
| Gross Operating Income | $457,001 | $21,762 | $25.82 | 100% | $457,001 | $21,762 | $25.82 | 100% |
| EXPENSES | ||||||||
| Insurance Property, GL & Flood | $45,332 | $2,159 | $2.56 | 9.92% | $45,332 | $2,159 | $2.56 | 9.92% |
| Maintance | $21,756 | $1,036 | $1.23 | 4.76% | $21,756 | $1,036 | $1.23 | 4.76% |
| Property Taxes | $55,662 | $2,651 | $3.14 | 12.18% | $55,662 | $2,651 | $3.14 | 12.18% |
| Total operating expenses | $122,750 | $5,845 | $6.94 | 26.86% | $122,750 | $5,845 | $6.94 | 26.86% |
| NET OPERATING INCOME | $334,251 | $15,917 | $18.88 | 73.14% | $334,251 | $15,917 | $18.88 | 73.14% |
Annual Operating stats
| Series | Category | Value |
|---|---|---|
| Gross rental income | Current | $466,667 |
| Gross rental income | Proforma | $466,667 |
| Other income | Current | $0 |
| Other income | Proforma | $0 |
| Insurance Property, GL & Flood | Current | $45,332 |
| Insurance Property, GL & Flood | Proforma | $45,332 |
| Maintance | Current | $21,756 |
| Maintance | Proforma | $21,756 |
| Property Taxes | Current | $55,662 |
| Property Taxes | Proforma | $55,662 |
Operating projections
| Current | Proforma Y1 | Y2 | Y3 | Y4 | Y5 | |
|---|---|---|---|---|---|---|
| Gross Rental Revenue | $466,667 | $473,050 | $487,241 | $501,858 | $516,914 | $532,422 |
| Total Rental Loss | $9,667 | $9,730 | $9,872 | $10,019 | $10,169 | $10,324 |
| Effective Rental Revenue | $457,001 | $463,319 | $477,369 | $491,840 | $506,745 | $522,097 |
| Gross Operating Income | $457,001 | $463,319 | $477,369 | $491,840 | $506,745 | $522,097 |
| Insurance Property, GL & Flood | $45,332 | $45,746 | $46,661 | $47,594 | $48,546 | $49,517 |
| Maintance | $21,756 | $21,954 | $22,393 | $22,841 | $23,298 | $23,764 |
| Taxes | $55,662 | $55,662 | $56,776 | $57,911 | $59,069 | $60,251 |
| Total Operating Expenses | $122,750 | $123,363 | $125,830 | $128,347 | $130,914 | $133,532 |
| Net Operating Income | $334,251 | $339,956 | $351,539 | $363,493 | $375,831 | $388,566 |
| Cash Flow before Debt Service | $334,251 | $339,956 | $351,539 | $363,493 | $375,831 | $388,566 |
| Debt Service | -- | $267,400 | $267,400 | $267,400 | $267,400 | $267,400 |
| Cash Flow after Debt Service | -- | $72,556 | $84,138 | $96,093 | $108,431 | $121,165 |
| Principal Reduction | -- | $39,405 | $42,044 | $44,860 | $47,864 | $51,070 |
Cash flow & Debt
| Current | AcquisitionOct 31, 2025 | 11/20251m 1Y | 12/20252m 1Y | 01/20263m 1Y | 02/20264m 1Y | 03/20265m 1Y | 04/20266m 1Y | 05/20267m 1Y | 06/20268m 1Y | 07/20269m 1Y | 08/202610m 1Y | 09/202611m 1Y | 10/202612m 1Y | 11/202613m 2Y | 12/202614m 2Y | 01/202715m 2Y | 02/202716m 2Y | 03/202717m 2Y | 04/202718m 2Y | 05/202719m 2Y | 06/202720m 2Y | 07/202721m 2Y | 08/202722m 2Y | 09/202723m 2Y | 10/202724m 2Y | 11/202725m 3Y | 12/202726m 3Y | 01/202827m 3Y | 02/202828m 3Y | 03/202829m 3Y | 04/202830m 3Y | 05/202831m 3Y | 06/202832m 3Y | 07/202833m 3Y | 08/202834m 3Y | 09/202835m 3Y | 10/202836m 3Y | 11/202837m 4Y | 12/202838m 4Y | 01/202939m 4Y | 02/202940m 4Y | 03/202941m 4Y | 04/202942m 4Y | 05/202943m 4Y | 06/202944m 4Y | 07/202945m 4Y | 08/202946m 4Y | 09/202947m 4Y | 10/202948m 4Y | 11/202949m 5Y | 12/202950m 5Y | 01/203051m 5Y | 02/203052m 5Y | 03/203053m 5Y | 04/203054m 5Y | 05/203055m 5Y | 06/203056m 5Y | 07/203057m 5Y | 08/203058m 5Y | 09/203059m 5Y | 10/203060m 5Y | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| NET INCOME | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Gross Potential Rent | $38,889 | $38,889 | $38,985 | $39,081 | $39,177 | $39,274 | $39,371 | $39,468 | $39,565 | $39,663 | $39,761 | $39,859 | $39,957 | $40,056 | $40,154 | $40,253 | $40,353 | $40,452 | $40,552 | $40,652 | $40,752 | $40,853 | $40,954 | $41,055 | $41,156 | $41,257 | $41,359 | $41,461 | $41,563 | $41,666 | $41,769 | $41,872 | $41,975 | $42,078 | $42,182 | $42,286 | $42,390 | $42,495 | $42,600 | $42,705 | $42,810 | $42,916 | $43,022 | $43,128 | $43,234 | $43,341 | $43,448 | $43,555 | $43,662 | $43,770 | $43,878 | $43,986 | $44,094 | $44,203 | $44,312 | $44,422 | $44,531 | $44,641 | $44,751 | $44,861 | $44,972 | |
| Vacancy | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | |
| Renovation Vacancy | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | ||
| Rent loss 1 | -- | $389 | $390 | $391 | $392 | $393 | $394 | $395 | $396 | $397 | $398 | $399 | $400 | $401 | $402 | $403 | $404 | $405 | $406 | $407 | $408 | $409 | $410 | $411 | $412 | $413 | $414 | $415 | $416 | $417 | $418 | $419 | $420 | $421 | $422 | $423 | $424 | $425 | $426 | $427 | $428 | $429 | $430 | $431 | $432 | $433 | $434 | $436 | $437 | $438 | $439 | $440 | $441 | $442 | $443 | $444 | $445 | $446 | $448 | $449 | $450 | |
| Rent Loss 2 | -- | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | $417 | |
| Total Vacancy | $806 | $806 | $807 | $807 | $808 | $809 | $810 | $811 | $812 | $813 | $814 | $815 | $816 | $817 | $818 | $819 | $820 | $821 | $822 | $823 | $824 | $825 | $826 | $827 | $828 | $829 | $830 | $831 | $832 | $833 | $834 | $835 | $836 | $837 | $838 | $840 | $841 | $842 | $843 | $844 | $845 | $846 | $847 | $848 | $849 | $850 | $851 | $852 | $853 | $854 | $855 | $857 | $858 | $859 | $860 | $861 | $862 | $863 | $864 | $865 | $866 | |
| Effective Rental Revenue | $38,083 | $38,083 | $38,178 | $38,274 | $38,369 | $38,465 | $38,560 | $38,657 | $38,753 | $38,850 | $38,946 | $39,044 | $39,141 | $39,238 | $39,336 | $39,434 | $39,533 | $39,631 | $39,730 | $39,829 | $39,928 | $40,028 | $40,127 | $40,227 | $40,328 | $40,428 | $40,529 | $40,630 | $40,731 | $40,832 | $40,934 | $41,036 | $41,138 | $41,241 | $41,344 | $41,447 | $41,550 | $41,653 | $41,757 | $41,861 | $41,965 | $42,070 | $42,175 | $42,280 | $42,385 | $42,491 | $42,596 | $42,703 | $42,809 | $42,915 | $43,022 | $43,129 | $43,237 | $43,345 | $43,452 | $43,561 | $43,669 | $43,778 | $43,887 | $43,996 | $44,106 | |
| Total Other Income | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | |
| Gross Operating Income | $38,083 | $38,083 | $38,178 | $38,274 | $38,369 | $38,465 | $38,560 | $38,657 | $38,753 | $38,850 | $38,946 | $39,044 | $39,141 | $39,238 | $39,336 | $39,434 | $39,533 | $39,631 | $39,730 | $39,829 | $39,928 | $40,028 | $40,127 | $40,227 | $40,328 | $40,428 | $40,529 | $40,630 | $40,731 | $40,832 | $40,934 | $41,036 | $41,138 | $41,241 | $41,344 | $41,447 | $41,550 | $41,653 | $41,757 | $41,861 | $41,965 | $42,070 | $42,175 | $42,280 | $42,385 | $42,491 | $42,596 | $42,703 | $42,809 | $42,915 | $43,022 | $43,129 | $43,237 | $43,345 | $43,452 | $43,561 | $43,669 | $43,778 | $43,887 | $43,996 | $44,106 | |
| EXPENSES | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Total Operating Expenses | $10,229 | $10,229 | $10,238 | $10,248 | $10,257 | $10,266 | $10,275 | $10,285 | $10,294 | $10,303 | $10,313 | $10,322 | $10,332 | $10,434 | $10,443 | $10,453 | $10,462 | $10,472 | $10,481 | $10,490 | $10,500 | $10,510 | $10,519 | $10,529 | $10,538 | $10,642 | $10,652 | $10,662 | $10,671 | $10,681 | $10,691 | $10,700 | $10,710 | $10,720 | $10,729 | $10,739 | $10,749 | $10,855 | $10,865 | $10,875 | $10,885 | $10,895 | $10,904 | $10,914 | $10,924 | $10,934 | $10,944 | $10,954 | $10,964 | $11,072 | $11,082 | $11,092 | $11,102 | $11,112 | $11,123 | $11,133 | $11,143 | $11,153 | $11,163 | $11,173 | $11,183 | |
| % of GOI | 26.86% | 26.86% | 26.82% | 26.77% | 26.73% | 26.69% | 26.65% | 26.61% | 26.56% | 26.52% | 26.48% | 26.44% | 26.4% | 26.59% | 26.55% | 26.51% | 26.46% | 26.42% | 26.38% | 26.34% | 26.3% | 26.26% | 26.21% | 26.17% | 26.13% | 26.32% | 26.28% | 26.24% | 26.2% | 26.16% | 26.12% | 26.08% | 26.03% | 25.99% | 25.95% | 25.91% | 25.87% | 26.06% | 26.02% | 25.98% | 25.94% | 25.9% | 25.86% | 25.81% | 25.77% | 25.73% | 25.69% | 25.65% | 25.61% | 25.8% | 25.76% | 25.72% | 25.68% | 25.64% | 25.6% | 25.56% | 25.52% | 25.48% | 25.44% | 25.4% | 25.36% | |
| NET OPERATING INCOME | $27,854 | $27,854 | $27,940 | $28,026 | $28,112 | $28,198 | $28,285 | $28,372 | $28,459 | $28,546 | $28,634 | $28,721 | $28,809 | $28,805 | $28,893 | $28,982 | $29,070 | $29,160 | $29,249 | $29,338 | $29,428 | $29,518 | $29,608 | $29,699 | $29,789 | $29,786 | $29,877 | $29,968 | $30,060 | $30,152 | $30,244 | $30,336 | $30,428 | $30,521 | $30,614 | $30,707 | $30,801 | $30,798 | $30,892 | $30,986 | $31,081 | $31,175 | $31,270 | $31,365 | $31,461 | $31,557 | $31,652 | $31,749 | $31,845 | $31,843 | $31,940 | $32,037 | $32,134 | $32,232 | $32,330 | $32,428 | $32,526 | $32,625 | $32,724 | $32,823 | $32,922 | |
| Construction Expenses | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | ||
| Asset Management Fee | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | ||
| Cash Flow before Debt Service | $27,854 | $27,854 | $27,940 | $28,026 | $28,112 | $28,198 | $28,285 | $28,372 | $28,459 | $28,546 | $28,634 | $28,721 | $28,809 | $28,805 | $28,893 | $28,982 | $29,070 | $29,160 | $29,249 | $29,338 | $29,428 | $29,518 | $29,608 | $29,699 | $29,789 | $29,786 | $29,877 | $29,968 | $30,060 | $30,152 | $30,244 | $30,336 | $30,428 | $30,521 | $30,614 | $30,707 | $30,801 | $30,798 | $30,892 | $30,986 | $31,081 | $31,175 | $31,270 | $31,365 | $31,461 | $31,557 | $31,652 | $31,749 | $31,845 | $31,843 | $31,940 | $32,037 | $32,134 | $32,232 | $32,330 | $32,428 | $32,526 | $32,625 | $32,724 | $32,823 | $32,922 | |
| ACQUISITION & SALE | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Purchase Price | $5,000,000 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Acquisition Fee | -- | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Working capital | $0 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Sale Proceeds | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | $5,323,451 | ||
| Equity Waterfall Disposition Fee | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | $0 | ||
| Closing Costs (sale) | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | $0 | ||
| Unlevered Net Cash Flow | $27,854 | $27,940 | $28,026 | $28,112 | $28,198 | $28,285 | $28,372 | $28,459 | $28,546 | $28,634 | $28,721 | $28,809 | $28,805 | $28,893 | $28,982 | $29,070 | $29,160 | $29,249 | $29,338 | $29,428 | $29,518 | $29,608 | $29,699 | $29,789 | $29,786 | $29,877 | $29,968 | $30,060 | $30,152 | $30,244 | $30,336 | $30,428 | $30,521 | $30,614 | $30,707 | $30,801 | $30,798 | $30,892 | $30,986 | $31,081 | $31,175 | $31,270 | $31,365 | $31,461 | $31,557 | $31,652 | $31,749 | $31,845 | $31,843 | $31,940 | $32,037 | $32,134 | $32,232 | $32,330 | $32,428 | $32,526 | $32,625 | $32,724 | $32,823 | $5,356,374 | ||
| DEBT FINANCING | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Acquisition Financing | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Loan Amount | $3,525,471 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Down Payment | $1,474,529 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Remaining Balance | $3,525,471 | $3,522,284 | $3,519,080 | $3,515,858 | $3,512,619 | $3,509,362 | $3,506,088 | $3,502,796 | $3,499,486 | $3,496,158 | $3,492,812 | $3,489,448 | $3,486,066 | $3,482,665 | $3,479,246 | $3,475,809 | $3,472,353 | $3,468,878 | $3,465,385 | $3,461,872 | $3,458,340 | $3,454,790 | $3,451,220 | $3,447,631 | $3,444,022 | $3,440,394 | $3,436,746 | $3,433,078 | $3,429,390 | $3,425,683 | $3,421,955 | $3,418,208 | $3,414,439 | $3,410,651 | $3,406,842 | $3,403,012 | $3,399,162 | $3,395,291 | $3,391,398 | $3,387,485 | $3,383,551 | $3,379,595 | $3,375,618 | $3,371,619 | $3,367,598 | $3,363,556 | $3,359,492 | $3,355,406 | $3,351,298 | $3,347,167 | $3,343,014 | $3,338,839 | $3,334,641 | $3,330,420 | $3,326,177 | $3,321,910 | $3,317,620 | $3,313,307 | $3,308,971 | $3,304,611 | ||
| Loan Origination Fee | $35,255 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Debt Service - Interest | $19,096 | $19,079 | $19,062 | $19,044 | $19,027 | $19,009 | $18,991 | $18,973 | $18,956 | $18,938 | $18,919 | $18,901 | $18,883 | $18,864 | $18,846 | $18,827 | $18,809 | $18,790 | $18,771 | $18,752 | $18,733 | $18,713 | $18,694 | $18,675 | $18,655 | $18,635 | $18,616 | $18,596 | $18,576 | $18,556 | $18,536 | $18,515 | $18,495 | $18,474 | $18,454 | $18,433 | $18,412 | $18,391 | $18,370 | $18,349 | $18,328 | $18,306 | $18,285 | $18,263 | $18,241 | $18,219 | $18,197 | $18,175 | $18,153 | $18,130 | $18,108 | $18,085 | $18,063 | $18,040 | $18,017 | $17,994 | $17,970 | $17,947 | $17,924 | $17,900 | ||
| Debt Service - Principal | $3,187 | $3,204 | $3,222 | $3,239 | $3,257 | $3,274 | $3,292 | $3,310 | $3,328 | $3,346 | $3,364 | $3,382 | $3,401 | $3,419 | $3,437 | $3,456 | $3,475 | $3,494 | $3,513 | $3,532 | $3,551 | $3,570 | $3,589 | $3,609 | $3,628 | $3,648 | $3,668 | $3,688 | $3,708 | $3,728 | $3,748 | $3,768 | $3,788 | $3,809 | $3,830 | $3,850 | $3,871 | $3,892 | $3,913 | $3,934 | $3,956 | $3,977 | $3,999 | $4,020 | $4,042 | $4,064 | $4,086 | $4,108 | $4,131 | $4,153 | $4,175 | $4,198 | $4,221 | $4,244 | $4,267 | $4,290 | $4,313 | $4,336 | $4,360 | $4,383 | ||
| Loan Payoff | $3,300,228 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Working Capital Used | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | ||
| Ending working capital balance | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | $0 | ||
| Cash Flow after Debt Service | $5,571 | $5,657 | $5,742 | $5,829 | $5,915 | $6,002 | $6,088 | $6,175 | $6,263 | $6,350 | $6,438 | $6,526 | $6,521 | $6,610 | $6,698 | $6,787 | $6,876 | $6,965 | $7,055 | $7,145 | $7,235 | $7,325 | $7,415 | $7,506 | $7,502 | $7,593 | $7,685 | $7,776 | $7,868 | $7,960 | $8,053 | $8,145 | $8,238 | $8,331 | $8,424 | $8,518 | $8,515 | $8,609 | $8,703 | $8,797 | $8,892 | $8,987 | $9,082 | $9,177 | $9,273 | $9,369 | $9,465 | $9,562 | $9,560 | $9,657 | $9,754 | $9,851 | $9,949 | $10,047 | $10,145 | $10,243 | $10,342 | $10,441 | $10,540 | $2,033,862 | ||
| RETURNS | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Cash on Cash | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 4.81% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 5.57% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 6.36% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 7.18% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 8.03% | ||
| Return on Equity | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 7.42% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 8.36% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 9.34% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 10.35% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 145.42% | ||
| Return on Investment | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 7.42% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 8.36% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 9.34% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 10.35% | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | -- | 145.42% | ||
| Current | AcquisitionOct 31, 2025 | 20261Y | 20272Y | 20283Y | 20294Y | 20305Y | |
|---|---|---|---|---|---|---|---|
| NET INCOME | |||||||
| Gross Potential Rent | $466,667 | $473,050 | $487,241 | $501,858 | $516,914 | $532,422 | |
| Vacancy | $0 | $0 | $0 | $0 | $0 | $0 | |
| Renovation Vacancy | $0 | $0 | $0 | $0 | $0 | ||
| Rent loss 1 | -- | $4,730 | $4,872 | $5,019 | $5,169 | $5,324 | |
| Rent Loss 2 | -- | $5,000 | $5,000 | $5,000 | $5,000 | $5,000 | |
| Total Vacancy | $9,667 | $9,730 | $9,872 | $10,019 | $10,169 | $10,324 | |
| Effective Rental Revenue | $457,001 | $463,319 | $477,369 | $491,840 | $506,745 | $522,097 | |
| Total Other Income | $0 | $0 | $0 | $0 | $0 | $0 | |
| Gross Operating Income | $457,001 | $463,319 | $477,369 | $491,840 | $506,745 | $522,097 | |
| EXPENSES | |||||||
| Total Operating Expenses | $122,750 | $123,363 | $125,830 | $128,347 | $130,914 | $133,532 | |
| % of GOI | 26.86% | 26.63% | 26.36% | 26.1% | 25.83% | 25.58% | |
| NET OPERATING INCOME | $334,251 | $339,956 | $351,539 | $363,493 | $375,831 | $388,566 | |
| Construction Expenses | $0 | $0 | $0 | $0 | $0 | ||
| Asset Management Fee | $0 | $0 | $0 | $0 | $0 | ||
| Cash Flow before Debt Service | $334,251 | $339,956 | $351,539 | $363,493 | $375,831 | $388,566 | |
| ACQUISITION & SALE | |||||||
| Purchase Price | $5,000,000 | ||||||
| Acquisition Fee | -- | ||||||
| Working capital | $0 | ||||||
| Sale Proceeds | -- | -- | -- | -- | $5,323,451 | ||
| Equity Waterfall Disposition Fee | -- | -- | -- | -- | $0 | ||
| Closing Costs (sale) | -- | -- | -- | -- | $0 | ||
| Unlevered Net Cash Flow | $339,956 | $351,539 | $363,493 | $375,831 | $5,712,017 | ||
| DEBT FINANCING | |||||||
| Acquisition Financing | |||||||
| Loan Amount | $3,525,471 | ||||||
| Down Payment | $1,474,529 | ||||||
| Remaining Balance | $3,486,066 | $3,444,022 | $3,399,162 | $3,351,298 | $3,300,228 | ||
| Loan Origination Fee | $35,255 | ||||||
| Debt Service - Interest | $227,995 | $225,356 | $222,541 | $219,536 | $216,331 | ||
| Debt Service - Principal | $39,405 | $42,044 | $44,860 | $47,864 | $51,070 | ||
| Loan Payoff | $3,300,228 | ||||||
| Working Capital Used | $0 | $0 | $0 | $0 | $0 | ||
| Ending working capital balance | $0 | $0 | $0 | $0 | $0 | ||
| Cash Flow after Debt Service | $72,556 | $84,138 | $96,093 | $108,431 | $2,144,388 | ||
| RETURNS | |||||||
| Cash on Cash | 4.81% | 5.57% | 6.36% | 7.18% | 8.03% | ||
| Return on Equity | 7.42% | 8.36% | 9.34% | 10.35% | 145.42% | ||
| Return on Investment | 7.42% | 8.36% | 9.34% | 10.35% | 145.42% | ||
Sensitivity analysis
5y hold term
| Exit CAP Rate | 7% | 7.1% | 7.2% | 7.3% | 7.4% | 7.5% | 7.6% |
|---|---|---|---|---|---|---|---|
| Exit value | $5,551,628 | $5,473,426 | $5,397,397 | $5,323,451 | $5,251,504 | $5,181,476 | $5,113,291 |
| IRR | 13.98% | 13.28% | 12.59% | 11.89% | 11.2% | 10.5% | 9.81% |
| Equity Multiple | 1.81x | 1.76x | 1.71x | 1.66x | 1.61x | 1.57x | 1.52x |
| Property value | $4,550,000 | $4,700,000 | $4,850,000 | $5,000,000 | $5,150,000 | $5,300,000 | $5,450,000 |
|---|---|---|---|---|---|---|---|
| Exit value | $5,323,451 | $5,323,451 | $5,323,451 | $5,323,451 | $5,323,451 | $5,323,451 | $5,323,451 |
| IRR | 11.89% | 11.89% | 11.89% | 11.89% | 11.89% | 11.89% | 11.89% |
| Equity Multiple | 1.66x | 1.66x | 1.66x | 1.66x | 1.66x | 1.66x | 1.66x |
Acquisition Financing
| Loan amount | $3,525,471 |
|---|---|
| Down payment | $1,474,529 |
| LTV | 70.51% |
| DCR | 1.25 |
| Loan term | 5 years |
|---|---|
| Interest only period | 0 years |
| Amortization | 30 years |
| Interest rate | 6.5% |
|---|---|
| Interest rate spread | 0% |
| Loan fee | 1% |
| Income Assumptions | Retail occupancy | Retail rent growth | Multifamily occupancy | Multifamily rent growth | Other income growth |
|---|---|---|---|---|---|
| Year 1 | 100% | 3% | -- | -- | 4% |
| Year 2 | 100% | 3% | -- | -- | 4% |
| Year 3 | 100% | 3% | -- | -- | 4% |
| Year 4 | 100% | 3% | -- | -- | 4% |
| Year 5 | 100% | 3% | -- | -- | 4% |
Loan Assumptions
| Loan term | 5 |
|---|---|
| LTV | 70.51% |
| Interest rate | 6.5% |
| Amortization | 30 |
| I/O | no |
Property Tax Assumptions
| Effective tax rate | 1% |
|---|---|
| Reassess on sale | no |
| Property tax growth rate | 2% |
Expense assumptions
| Proforma OE offset | no |
|---|
Comments
| Amazing deal for an investor looking for ... |
| Strong tenants with 5 year leases, annual growth of 3% and 0% vacancy |