This page provides a complete financial model for a five-property rental portfolio in Macon, GA — and the interactive tools below work for any small multifamily or rental deal.
Use the scenario controls and calculators with the example numbers (or enter your own) to model cash flow, returns, sensitivity, and financing. These tools are free to use and designed to help investors underwrite opportunities quickly.
Edit these to model your own deal. The sliders and charts below will update instantly. Use the Napier portfolio as a starting example.
Price and target cap stay linked: \(V = \text{NOI}/\kappa\). Move either control.
Illustrative model only — not an offer to sell, solicitation, or investment advice. Verify all figures independently. Share links encode your scenario assumptions in the URL.
Edit monthly rents to remodel the portfolio. Totals update Gross Scheduled Rent (apply base numbers to push into the calculator).
| Address | Monthly Rent | Annual Rent |
|---|---|---|
| 2553 Napier Ave | $36,000 | |
| 2525 Napier Ave | $37,800 | |
| 2511 Napier Ave | $21,000 | |
| 2534 Napier Ave | $23,100 | |
| 1045 Patterson St | $19,200 | |
| Total Gross Scheduled Rent | $11,425 | $137,100 |
No mid-term premium, rent increases, or redevelopment income assumed in the base case.
| Property | Annual Taxes |
|---|---|
| 2553 Napier Ave | $2,638.60 |
| 2525 Napier Ave | $1,714.98 |
| 2511 Napier Ave | $1,925.51 |
| 2534 Napier Ave | $1,564.83 |
| 1045 Patterson St | $1,652.85 |
| Total | $9,496.77 |
| Category | Annual | % GSR |
|---|---|---|
| Property Taxes | $9,497 | 7.0% |
| Insurance | $6,800 | 5.0% |
| Repairs & Maintenance | $16,370 | 12.0% |
| Vacancy & Credit Loss | $10,915 | 8.0% |
| Capital Reserves | $6,822 | 5.0% |
| Total OpEx | $50,404 | 37% |
The Net Operating Income is computed as:
$$\text{NOI} = \text{GSR} - \text{OpEx} = \$137{,}100 - \$50{,}404 = \$86{,}696 \approx \boxed{\$86{,}700}$$All interactive metrics and valuation tables below use the rounded stabilized NOI of $86,700 for consistency.
Value is determined via direct capitalization, where the capitalization rate \(\kappa\) represents the required yield:
| Cap Rate (κ) | Implied Value |
|---|---|
| 8.0% | $1,084,000 |
| 7.5% | $1,156,000 |
| 7.0% | $1,239,000 |
| 6.5% | $1,334,000 |
| GRM | Implied Value |
|---|---|
| 7.9× | $1,083,000 |
| 8.3× | $1,138,000 |
| 8.7× | $1,193,000 |
| 8.8× | $1,206,000 |
Annual debt service computed via the standard mortgage amortization formula:
where \(P = \$862{,}500\), \(r = 0.075/12 = 0.00625\), \(n = 360\)
$$DS_{\text{monthly}} = \$862{,}500 \cdot \frac{0.00625 \cdot (1.00625)^{360}}{(1.00625)^{360} - 1} \approx \$6{,}031$$ $$DS_{\text{annual}} = \$6{,}031 \times 12 = \boxed{\$72{,}369}$$DSCR of 1.20× meets or exceeds most lender minimums (typically 1.15–1.25×) for small-balance multifamily.
| Year | NOI | Debt Service | Cash Flow | Principal Paid | Cumulative Equity |
|---|
| Parameter | Value |
|---|---|
| Purchase Price | $1,150,000 |
| Equity Invested | $287,500 |
| Annual NOI Growth | 2.0% |
| Exit Cap Rate | 7.75% |
| Selling Costs | 2.0% |
The internal rate of return \(\rho\) solves the NPV equation:
where:
| Exit Cap ↓ / Growth → | 0% | 1% | 2% | 3% |
|---|
Base case highlighted (7.75% exit cap, 2% NOI growth). Matrix uses current purchase price, LTV, rate, hold period, and NOI from the scenario controls above.
Returns are generated without assuming rent spikes, redevelopment, or operational overhaul.
The following value-add opportunities are not underwritten in the base case: