CRE Deal Analyzer

Underwrite an income property in two minutes: income, expenses, debt, and exit assumptions in — levered IRR, equity multiple, DSCR, year-by-year cash flows, and a sensitivity grid out.

GetKin Labs · Underwriting

CRE Deal Analyzer

Levered returns, debt coverage, and exit sensitivity for income-producing property. Should you buy this deal?

Acquisition & operations

Purchase price

Closing costs

Gross income (Y1)

Vacancy

Operating expenses (Y1)

Income growth

%/yr

Expense growth

%/yr

Debt & exit

Loan-to-value

Interest rate

Amortization

yrs

Hold period

yrs

Exit cap rate

Sale costs

Levered IRR

21.1%

Equity multiple

2.42x

Cash-on-cash (Y1)

6.6%

DSCR (Y1)

1.49x

Going-in cap

7.35%

Total profit

$1.26M

Equity required

$888,000

Loan amount

$1,560,000

Annual debt service

$118,323

Exit value

$3,326,401

Loan balance @ exit

$1,460,331

Net sale proceeds

$1,799,541

NOI vs. cash flow after debt service

IRR sensitivity — exit cap × income growth

growth ↓ / cap →	5.75%	6.00%	6.25%	6.50%	6.75%
2.0%	20.8%	19.1%	17.5%	16.0%	14.5%
3.0%	24.3%	22.7%	21.1%	19.7%	18.2%
4.0%	27.5%	26.0%	24.5%	23.0%	21.6%

Center cell is your base case. A 50bp cap expansion is the stress test lenders will run.

Annual pro forma

Yr	EGI	OpEx	NOI	Debt svc	Cash flow
1	$294,500	$118,000	$176,500	$118,323	$58,177
2	$303,335	$120,950	$182,385	$118,323	$64,062
3	$312,435	$123,974	$188,461	$118,323	$70,138
4	$321,808	$127,073	$194,735	$118,323	$76,412
5	$331,462	$130,250	$201,212	$118,323	$82,889

What the numbers mean

Levered IRR is the annualized return on your equity after debt service, including sale proceeds — the headline number for comparing deals. Equity multiple is total cash back over cash in. Cash-on-cash is year-one cash flow over equity invested — what the deal pays you while you wait. DSCR is NOI over annual debt service; most lenders want 1.20–1.25x or better, and the tool warns you below that line. DSCR in depth.

The sensitivity grid is the point

Any deal pencils if you pick a friendly enough exit cap. The grid shows your IRR across a ±50bp band of exit caps and a ±1% band of income growth, because that's the stress test your lender — and any sophisticated equity partner — will run. If the deal only works in the center cell, it doesn't work.

Assumptions: annual periods, fixed-rate amortizing debt, exit value as forward NOI over exit cap, no capex reserve or refinance modeling. Those are Pro-tier territory — the free tool is for screening, not closing.

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