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Oakwood Apartments
240 Units · Dallas, TX · Value-Add
Base Case
Upside
Downside
Purchase Price
$18,600,000
Cap Rate
5.42%
Cash-on-Cash
8.7%
5-Yr IRR
18.3%
Line Item
Year 1
Year 3
Year 5
Gross Potential Rent
$3,456,000
$3,784,320
$4,143,770
Vacancy Loss
($172,800)
($151,373)
($165,751)
Effective Gross Income
$3,398,400
$3,756,147
$4,110,419
Operating Expenses
($1,392,000)
($1,477,872)
($1,569,144)
Net Operating Income
$2,006,400
$2,278,275
$2,541,275
1BR — 120 units2BR — 80 units3BR — 40 units

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Build detailed year-one and multi-year proformas with NOI, cash-on-cash, cap rate, DSCR, and equity multiples — updated in real time as you adjust inputs.

AssumptionsValue
Purchase Price$18,600,000
Down Payment25%
Interest Rate6.25%
Rent Growth3.0%
Exit Cap Rate5.50%
NOI Year 1
$2,006,400

Model Every Outcome

Create unlimited scenarios per deal. Adjust financing, rents, expenses, and exit assumptions — then compare them side by side to find the best path forward.

Base Case
Upside
Downside
IRR
18.3%
IRR
22.1%
IRR
12.4%
CoC
8.7%
CoC
10.2%
CoC
6.8%
MOIC
2.1x
MOIC
2.5x
MOIC
1.7x

Waterfall Modeling That Actually Works

Configure GP/LP splits, preferred returns, catch-up provisions, and multi-tier promote structures. See exactly how distributions flow at every IRR hurdle.

Distribution at 18.3% IRR
Pref Return (8%)GP $0 / LP $960,000
Catch-UpGP $240,000 / LP $0
Tier 1 (to 15%)GP $280,000 / LP $1,120,000
Tier 2 (15%+)GP $450,000 / LP $1,050,000

Upload a T-12, Get a Proforma

Drop in rent rolls and operating statements. Our AI extracts the data and auto-populates your underwriting model — no manual entry required.

T-12_Oakwood_2024.pdf
Parsed successfully
Extracted Data
Gross Rent$3,456,000
Vacancy5.0%
Total Expenses$1,392,000
NOI$2,006,400

Model the Value-Add

Plan multi-phase renovations with hard/soft cost splits, contingency budgets, rent bumps, and vacancy impact during construction — all flowing into your proforma.

Renovation Budget
Phase 1 — Interior
120 units
$1,200,000
Phase 2 — Common Areas
Building-wide
$450,000
Phase 3 — Exterior
Building-wide
$280,000
Total Budget$1,930,000

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JD
SK
AR
3 people viewing this deal
Sarah K.2m ago

Cap rate looks aggressive — can we run a 6% exit?

John D.1m ago

@sarah Good call. Created a new scenario.

Add a comment...
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