What does the Pro Forma Builder calculate?

It builds a full multi-year pro forma from your income, expenses, purchase price, debt terms, and exit assumptions: effective gross income, NOI, the loan a lender supports, year-one cash-on-cash and DSCR, and the levered IRR and equity multiple at sale.

How is the IRR calculated?

The Builder projects NOI and cash flow for each year of the hold, sizes the loan as the lower of the LTV and DSCR limits, computes net sale proceeds at a forward exit cap, then solves for the discount rate that sets the dated cash-flow stream to zero. It is a true IRR, not the CAGR shortcut.

What inputs does it need?

Gross rent, vacancy, other income, and operating expenses; purchase price, max LTV, interest rate, amortization, and minimum DSCR; and the hold period, NOI growth, exit cap rate, and selling costs.

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✓Verified math. Every figure comes from one independently-tested engine, all checks passing.See how I verify →

Build a full deal in your browser: income to NOI, lender-sized debt, year-by-year cash flow, and a true dated-cash-flow IRR at exit. Every figure is computed by the verified engine. Updates as you type.

Income

Gross potential rent (annual, $)
Vacancy & credit loss (%)
Other income (annual, $)
Operating expenses (annual, $)

Purchase & debt

Purchase price ($)
Max LTV (%)
Interest rate (%)
Amortization (years)
Minimum DSCR

Hold & exit

Hold period (years)
Annual NOI growth (%)
Exit cap rate (%)
Selling costs (%)

Effective gross income—

Net operating income (Yr 1)—

Going-in cap rate—

Loan amount—

Which cap binds—

Equity required—

Annual debt service—

DSCR (Yr 1)—

Cash-on-cash (Yr 1)—

Exit value (Yr 5)—

Net sale proceeds—

Levered IRR—

Equity multiple—

Loan = min(LTV, DSCR) · IRR solved on dated cash flows (not the CAGR shortcut) · Exit = forward NOI ÷ exit cap

Year	NOI	Debt service	Cash flow	Loan balance

Educational tool only. Not financial, investment, tax, or legal advice. A simplified pro forma: NOI grows at one rate, exit on a forward cap, no interim capital events. Confirm every assumption against the deal.

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