Portfolio · Macon, GA
Seven properties, steadily compounding.
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Properties at a glance
View all →All 7 properties
5-year model —
Annual NOI — UW vs actual
UWActual
Cumulative cash flow
UWActual
Cap rate trajectory
UWActual
Cash-on-cash return
UWActual
5-year numeric summary
Investor 5-year returns — underwritten projection
Monthly CF share — UW vs actual
UWActual
5-year cumulative returns (UW)
Full investor return table — all properties, UW projection
Portfolio Analytics
Cash flow, returns, and signals.
Portfolio monthly cash flow · UW vs actual
Break-even occupancy
Scenario — fully occupied portfolio
Distributions tracker
Net equity per investor
Debt service coverage · all properties
Return benchmarks
Portfolio IRR per investor
QuickBooks Integration
Connect QB Online → pull Class-tagged transactions → auto-update portal financials
Not connected
Monthly reconciliation — upload all three sources
Source 1 — Peachtree CSV
Free market rent + tenant S8 portions + all management fees + repairs
Source 2 — Section 8 XLSX
HAP payments from Housing Authority for Pinefield, Vinson, Dexter
Source 3 — Verification Sheet
Your spreadsheet with mortgages, insurance, direct repairs — used as verification check
Acquisitions · GP only
Deal pipeline.
Looking
0
No deals yet
Under Contract
0
No deals yet
Portfolio
7
Acquisitions · Underwriting
Underwrite a deal.
Property snapshotPropStream
Address1514 Dexter Ave
City / State / ZIPMacon, GA 31204
CountyBibb
Property typeSFR
Year built1962
Bed / Bath3 / 1
Sq ft / Lot1,148 / 0.21 ac
Public recordsBibb County
OwnerSMITH, JOHN R
Owner mailing1514 Dexter Ave
Owner-occupiedYes
Years owned14
Last sale price$42,000
Last sale dateMay 2011
Tax assessed$58,400
Market contextrecent comps
1432 Dexter Ave$84k · 3/1 · 1,180 sf
1611 Linden Ave$72k · 3/1 · 1,050 sf
1705 Pio Nono$95k · 3/2 · 1,290 sf
Median /sf$72
Listing & financialson-market
List price$85,000
Days on market42
Mortgage balance (est.)$28,500
Tax-assessed equity~$29,900
MLSMLS #12345 ↗
ZillowZillow ↗
Editable input
Editable %
Computed (read-only)
Acquisitionenter address & price
Address
Zillow
ZIP / Beds / Sqft
Purchase price
$
Down payment
%
Closing costs
$
Rehab budget
$
Total OOP—
Down / Loan— / —
Income
Monthly rent
$
Vacancy
%
Type ZIP & beds — FMR auto-pulls
—
Live FMR pulls from HUD when ZIP entered
Section 8 tab →
Operating expensesmonthly
Property tax
%
—
Insurance
$
Management
10% —
CapEx / Maint reserve
%
Electric / Water / Dump
$
Pest control
$
Gas
$
Lawn
$
Extra exp / mo$0
Returnslive calc
Mortgage P&I / mo—
DSCR—
Net CF / mo—
Cash-on-cash—
Cap rate—
Break-even rent—
Mortgage display—
Rehab line items
total: $0
FMR lookup · live HUD APIFY2026 · enter ZIP & beds below
Bedroom matrix · base FMR
Studio
—
1 BR
—
2 BR
—
3 BR
—
4 BR
—
PHA payment standards
90% Floor
—
conservative PHA
100% Base FMR
—
standard target
110% Ceiling
—
aggressive PHA
Your rent vs FMRpositioning
Where you sit on the band
———
Enter ZIP and beds to see positioning
Tenant portion estimate30% of adj. income
Total contract rent—
Utility allowance (HCV)−$85
Gross rent (utilities incl.)—
Tenant portion (typ.)~$50–80
Est. HAP / mo—
Portfolio benchmarking · current rents vs FMRall 7 properties · placeholder rents
Pinefield
$1,180
82% FMR
Virginia
$1,050
73% FMR
Vinson
$1,395
97% FMR
Cedar
$995
69% FMR
Walker
$1,425
103% FMR
Dexter
$1,250
87% FMR
Hurley
$1,380
101% FMR
Live rent benchmarking pending. Once portfolio rents wire to LEDGER and per-property ZIPs feed into FMR lookup, this panel will refresh automatically.
Loan termsyour inputs
LenderLS Finance (Luca)
Loan amount—
Interest rate%
Term (years)
LTV—
Mortgage P&I / mo—
Debt service sensitivitycurrent rate
@ 5.99% (current)— · DSCR —
Stress threshold—
Amortization schedule placeholder
Year-by-year principal/interest split, balance, equity buildup
Deal gradeA · 87/100
Cash flow
A+
Cap rate
A
DSCR
A
Rent vs FMR
B
Strong cash flow profile with conservative debt service. Section 8 rent currently 87% of FMR — 13% upside available at recertification. Cap rate exceeds portfolio average. Recommended action: proceed to LOI at $74k–78k.
Deal memoPDF export
Auto-generates 2-page institutional memo with executive summary, financial overview, market context, and risk assessment.
Negotiation advisorAI-powered
Suggests counteroffer strategy based on DOM, price/sqft vs comps, seller motivation, and your target IRR.
Investor returns · 5-year holdLuca 50% · Scott 22.5% · Ben 22.5% · Shalev 5%
Enter purchase price, rent, and rate in the Underwriting tab to see investor projections
Pipeline actionssave & route
Property & Acquisition
412 Cherry St, Macon GA
8
$640,000
$48,000
Financing
Agency (Fannie SBL)
75%
6.25%
10 / 30 yr
Unit Rent Builder
2BR
Unit 1A$1,250$15,000/yr×2BR
Unit 1B$1,250$15,000/yr×1BR
Unit 2A$950$11,400/yr×1BR
Unit 2B$950$11,400/yr×2BR
Unit 3A$1,300$15,600/yr×2BR
Unit 3B$1,300$15,600/yr×3BR
Unit 4A$1,475$17,700/yr×3BR
Unit 4B$1,475$17,700/yr×Operating Expenses
$9,344/yr
$4,800/yr
8%
10%
5%
$0
Cash Flow Waterfallannual
Gross potential rent$119,400
Less: vacancy (5%)−$5,970
Effective gross income$113,430
Property tax−$9,344
Insurance−$4,800
Management (8%)−$9,074
Reserves (10%)−$11,343
Net operating income$78,869
Debt service (P&I)−$35,448
Cash flow before tax$43,421
Pref to LP (8%)−$13,440
Distributable CF$29,981
Partner Distributionsyear 1
Luca 50% LP + Note
Pref @ 8%$13,440
Equity share (50%)$14,991
Total / yr$28,431
Scott 22.5% GP
Equity share (22.5%)$6,746
Promote (after pref)$1,499
Total / yr$8,245
Ben 22.5% GP
Equity share (22.5%)$6,746
Promote (after pref)$1,499
Total / yr$8,245
Shalev 5% LP
Equity share (5%)$1,499
Total / yr$1,499
MF Property data placeholder
Building snapshot · year built · NRA · public records · rent roll history · compsMF Section 8 placeholder
FMR matrix per unit type · payment standards · per-unit benchmarkingMF Financing placeholder
Agency debt scenarios · DSCR sensitivity · amortization · refi optionsHold analysis · 5-yr projectionsummary
Year 1 NOI$78,869
Year 5 NOI (3% growth)$91,234
Sale value (year 5 @ 7.5% cap)$1,216,453
Net sale proceeds$773,253
Cumulative CF (yr 1-5)$237,420
Equity multiple2.34x
Project IRR18.7%
Click Refresh to load saved deals.
MF Waterfall Calculator
GP only · LP/GP structure
Asset Class
MF
Gross Rent/mo
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NOI/yr
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Cap Rate
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DSCR
—
Debt Service/mo
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Net CF/mo
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Units
—
Cash Flow Waterfall — Year 1
Partner Distributions
Year 1
Year 5
Year 10
Year 20
Equity Buildup (Principal Paydown)
Cumulative Pref Tracker