BUYERS & INVESTORS · FREE TOOL
Hold-Period Pro Forma
5- or 10-year levered IRR, equity multiple and a year-by-year cash flow table.
The serious version of the deal screener. It runs the full hold, including the Texas variable that quietly wrecks more pro formas than anything else — the appraisal district reassessing your property to the price you just paid for it.
Your numbers
Pre-filled with realistic DFW-market estimates. Change anything — results update as you type.
Applies your tax rate to the purchase price instead of the seller's current assessed value.
Every input is saved in the link — text it to a partner and they'll see the exact same scenario.
LEVERED IRR
6.90%
5-year hold, $800,000 equity in
Equity multiple
2.38x
Unlevered IRR
7.58%
Avg. annual cash-on-cash
3.30%
Projected sale price
$2,648,962
Cost of sale
-$79,469
Loan payoff at exit
-$1,600,393
Net sale proceeds to equity
$969,101
Equity invested
$800,000
Annual debt service
$151,789
Total distributions
$1,101,015
Texas reassessment adds roughly $13,800 of annual property tax from Year 1.
Year 1 DSCR of 1.24x is under the 1.25x lender benchmark.
| Year | Income | Expenses | NOI | Debt service | Cash flow |
|---|---|---|---|---|---|
| Year 1 | $292,500 | $118,800 | $173,700 | $151,789 | $16,911 |
| Year 2 | $301,275 | $122,958 | $178,317 | $151,789 | $21,528 |
| Year 3 | $310,313 | $127,262 | $183,052 | $151,789 | $26,262 |
| Year 4 | $319,623 | $131,716 | $187,907 | $151,789 | $31,118 |
| Year 5 | $329,211 | $136,326 | $192,886 | $151,789 | $36,096 |
Want this as a clean one-page PDF you can send to your lender?
Branded, dated, every input and output laid out. Downloads instantly and lands in your inbox so it's easy to forward.
Questions people ask
What exit cap rate should I use?
A defensible pro forma exits at or slightly above the entry cap. Assuming compression means your return depends on the market, not on the asset.
How much does Texas tax reassessment cost me?
If you buy well above the seller's assessed value, the reassessment can add tens of thousands of dollars of annual expense starting in Year 1. Toggle it on and watch the IRR move.
Numbers are a starting point.
Thirty years in DFW and Austin means I know which of these assumptions the market will actually support. Send me your scenario and I'll tell you straight.
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