Investor Tools
Deal Analyzer
Institutional-grade underwriting in seconds. Score any commercial NNN, multifamily, or SFR rental deal with the same metrics used by professional investors — IRR, DSCR, cash-on-cash, equity multiple, and full sensitivity analysis.
By Ryan Solberg — Florida Licensed CRE Broker · License BK3354351
New · AI-Powered
Have an OM PDF? Skip the manual entry.
Drop any offering memorandum into our PDF Deal Analyzer — Claude extracts the numbers and runs the same underwriting in ~10 seconds.
Property Type
Property & Revenue
Financing
Hold Period & Exit
When you sell, will the market be hotter, the same, or cooler than today? This determines your exit cap rate and sale price.
Conservative — you assume the market cools and buyers pay less per dollar of income. This is the safer assumption most lenders and institutional investors use.
Overall Deal Grade
A
IRR
13.89%
★★★★★Strong return
DSCR
1.37x
★★★★★Strong coverage
Cash-on-Cash
10.72%
★★★★★Excellent cash yield
Equity Multiple
2.81x
★★★★★Doubled your equity
Cash Flow Analysis
NOI vs Debt Service vs Cash Flow by year
Equity Buildup
How your equity grows: loan paydown + cash flow + appreciation
Rent Schedule
Annual NOI growth over hold period
Loan Paydown
Remaining loan balance over hold period
Income & NOI
- Year 1 EGI
- $80,000
- Year 1 OPEX
- $0
- Year 1 NOI
- $80,000
- Entrance Cap Rate
- 8.00%
- Yield on Cost
- 8.00%
- 10-Yr Total NOI
- $875,978
Financing
- Purchase Price
- $1,000,000
- Down Payment
- $250,000
- Total Equity Invested
- $272,500
- Loan Amount
- $750,000
- Monthly Payment
- $4,864
- Annual Debt Service
- $58,374
- DSCR
- 1.37x
Exit & Returns
- Exit Cap Rate
- 8.50%
- Exit Year NOI
- $97,520
- Exit Value
- $1,147,289
- Selling Costs (3%)
- $34,419
- Loan Payoff
- $639,757
- Net Sale Proceeds
- $473,113
- Total Profit
- $765,352
Save or share
Email me this underwriting summary
Get the full metrics in your inbox — forward to lenders, partners, or yourself.
Benchmark Comparison
| Metric | Your Deal | Benchmark | Status | Insight |
|---|---|---|---|---|
| IRR | 13.89% | > 12% strong | PASS | Strong annualized return |
| DSCR | 1.37x | > 1.25x lender min | PASS | Meets lender requirements |
| Cash-on-Cash | 10.72% | > 6% target | PASS | Good annual cash yield |
| Equity Multiple | 2.81x | > 2.0x strong | PASS | Doubled equity or better |
| Yield on Cost vs Exit Cap | 8.00% | 8.50% exit cap | WATCH | Buying above exit cap — assumes compression |
Sensitivity Matrix
Exit value at different cap rate and NOI growth combinations
| Exit Cap / Growth | 0% Growth | 1% Growth | 2% Growth | 3% Growth | 4% Growth |
|---|---|---|---|---|---|
| 7.00% | $1,142,857 | $1,262,425 | $1,393,136 | $1,535,904 | $1,691,708 |
| 7.50% | $1,066,667 | $1,178,264 | $1,300,261 | $1,433,511 | $1,578,927 |
| 8.00% | $1,000,000 | $1,104,622 | $1,218,994 | $1,343,916 | $1,480,244 |
| 8.50% | $941,176 | $1,039,644 | $1,147,289 | $1,264,862 | $1,393,171 |
| 9.00% | $888,889 | $981,886 | $1,083,551 | $1,194,592 | $1,315,773 |
Green = exit value exceeds purchase price. Red = exit value below purchase price.
Year-by-Year Cash Flows
Metric Glossary
IRR
Internal Rate of Return — the annualized return on every dollar you invest, accounting for timing of cash flows.
Equity Multiple
Total money returned divided by total money invested. 2.0x = you doubled your money.
Cash-on-Cash
Annual cash flow as a percentage of your invested equity. Measures what the property pays you now.
DSCR
Debt Service Coverage Ratio — how many times NOI covers the mortgage. Lenders require 1.25x minimum.
Cap Rate
NOI divided by property value. The return assuming all-cash purchase. Lower cap = higher price.
NOI
Net Operating Income — rent minus operating expenses, before mortgage payments.
Yield on Cost
Year 1 NOI divided by purchase price. The cap rate you created for yourself as a buyer.
Exit Cap
The assumed cap rate when you sell. Higher exit cap = lower sale price (conservative).
For informational and educational purposes only. Not financial or investment advice. Consult a licensed professional before making investment decisions.
Estimates only — for informational and educational use. Not investment, tax, legal, or accounting advice. Outputs depend entirely on the inputs you provide and are not a guarantee of future performance. Verify any deal with your CPA, attorney, and lender. See our Terms of Service.
Got the Numbers? Now Find the Deal
Browse live Florida commercial listings and run any of them through the analyzer.
NNN Listings
Florida NNN Properties
Single-tenant net-leased deals with national-credit tenants — the most popular 1031 replacement asset.
View listings →Current Deals
Investment Opportunities
Curated commercial opportunities across Central Florida — retail, industrial, land, and mixed-use.
View listings →Browse All
CRE Marketplace
Search every active MaxLife listing by asset type, price, cap rate, and submarket.
View listings →How the Deal Analyzer Works
Enter Your Deal
Input the purchase price, rent, financing terms, and hold period. Choose from commercial NNN, multifamily, or single-family rental property types.
Get Instant Analysis
The calculator runs a full underwriting analysis — computing IRR, DSCR, cash-on-cash return, equity multiple, year-by-year cash flows, and exit valuation in real time.
Score & Compare
Every deal gets a letter grade and star ratings across four key metrics. Traffic-light benchmarks show exactly where the deal passes or falls short. Use the sensitivity matrix to stress-test your assumptions.
What the Analyzer Calculates
From price, rent, expenses, financing, and a hold period it builds a year-by-year projection and reports year-one coverage and yield plus hold-period returns. The year-one math is simple. In these formulas r is the monthly rate and n the number of monthly payments.
NOI = Effective Gross Income − Operating Expenses (EGI = Rent × (1 − Vacancy))Cap Rate = Year-1 NOI ÷ Purchase PriceAnnual Debt Service = 12 × Loan × r × (1 + r)^n ÷ ((1 + r)^n − 1)DSCR = NOI ÷ Annual Debt ServiceCash-on-Cash = (NOI − Debt Service) ÷ Equity InvestedEquity Multiple = (Total Cash Flow + Net Sale Proceeds) ÷ Equity InvestedIRR is solved from the full cash-flow series: your equity out on day one, annual cash flow after debt service, and net sale proceeds in the final year. Sale value is that year's NOI divided by an exit cap rate, which is the entry cap rate plus the exit cap spread you choose, less 3% selling costs and the loan payoff.
Worked Example: A $1,000,000 NNN Property
Hypothetical numbers for illustration, not a quote or a forecast. The assumptions:
- →Purchase price $1,000,000, annual NNN rent $60,000, 0% vacancy, tenant pays all operating expenses so NOI equals rent
- →25% down ($250,000), 6.75% rate, 30-year amortization, so the loan is $750,000
- →Closing costs $15,000 and a 1.0% loan fee ($7,500), so equity invested is $272,500
This deal shows negative leverage: a 6.00% cap rate bought with 6.75% debt leaves almost nothing after the loan payment, and 1.03× is well under the 1.25× many lenders look for. Hold-period IRR and equity multiple depend on rent growth and the exit cap, so run them in the tool with your own assumptions.
Inputs and Limits
Rent, vacancy, and expenses
NNN mode treats operating expenses as zero because the tenant pays them. Use the multifamily or other mode, with real tax, insurance, repair, and management figures, when the landlord carries any of those costs. Rent growth is applied to NOI each year.
Financing
A single fixed-rate, fully amortizing loan. Interest-only periods, rate resets, prepayment penalties, and loan assumptions are not modeled.
Exit assumptions
Sale price is the exit-year NOI divided by the exit cap. Selling costs are fixed at 3%. Small changes in the exit cap spread swing IRR and equity multiple more than almost any other input, so test a range.
Taxes and capital items
Income tax, depreciation, 1031 exchange effects, tenant improvements, leasing commissions, and capital reserves are not included. Results are pre-tax estimates.
Star ratings
The grades are fixed thresholds for IRR, DSCR, cash-on-cash, and equity multiple. They are a quick screen, not a verdict, and lenders and investors use different cutoffs.
What Makes a Good Deal?
| Metric | What It Measures | Target |
|---|---|---|
| IRR | Annualized return on equity, timing-adjusted | > 12% strong, > 8% acceptable |
| Equity Multiple | Total returned / total invested | > 2.0x excellent, > 1.5x good |
| Cash-on-Cash | Annual cash flow / equity invested | > 8% strong, > 5% acceptable |
| DSCR | NOI / annual mortgage payment | > 1.25 lender min, > 1.35 preferred |
| Cap Rate | NOI / property value (no debt) | Market-dependent — know your submarket |
| Yield on Cost | Year 1 NOI / purchase price | Should beat your target cap rate |
| NOI | Rent minus operating expenses | Must exceed annual debt service |
Click any metric name above for a deeper explanation in our CRE Glossary.
Investment Math
IRR vs Cash-on-Cash vs Equity Multiple
Found a Deal Worth Pursuing?
Get Expert Eyes on Your Numbers
Our team underwrites every deal with institutional-grade analysis. Share your deal and we'll give you a professional second opinion — free.
Schedule a Deal Review
Tell us about your target deal. We'll analyze the numbers and share our honest assessment.
Research Before You Underwrite
Florida Markets
Cap Rates & Market Intelligence
Current cap rates, vacancy trends, and investment outlook across Orlando, Tampa, Miami, Jacksonville, and the Space Coast — before you plug numbers into the analyzer.
Case Studies
Real Deals, Real Returns
See how the deal analyzer metrics translated to actual outcomes on closed Florida CRE transactions — NNN retail, land, and mixed-use deals.
Related Investor Tools
Free institutional-grade calculators from MaxLife Commercial.
NNN Property Value Estimator
Estimate what your triple-net property is worth from tenant, NOI, county, and lease term — then get a broker-reviewed valuation.
Try it →Industrial Property Value Estimator
Estimate what your warehouse, flex, or distribution building is worth from format, county, NOI, and lease term — then get a broker-reviewed valuation.
Try it →PDF Deal Analyzer
Drop an OM PDF and Claude extracts the numbers and runs the full underwriting in ~10 seconds.
Try it →Market Sentiment Dashboard
Real-time cap rate trends and market heating/cooling indicators by submarket and asset class.
Try it →