Live demo · the actual engine
This is the real model.
The same engine that powers Nivora is running in your browser right now, on a fictional 104-unit Tampa deal. Drag the assumptions — every figure below, from the annual cash flow to the LP waterfall, re-runs the complete model. No login, no canned numbers.
Your assumptions
Everything else — debt sizing, taxes, the waterfall structure — stays at the sample's underwritten values. In the product, every one of them is yours to set.
Levered IRR
14.2%
Equity Multiple
1.83×
Avg Cash-on-Cash
6.4%
Going-In DSCR
2.00
Annual cash flow
| Line item | Year 0 | Year 1 | Year 2 | Year 3 | Year 4 |
|---|---|---|---|---|---|
| Effective gross income | $1.81M | $1.99M | $2.04M | $2.10M | $2.16M |
| Operating expenses | −$854k | −$915k | −$939k | −$965k | −$992k |
| Net operating income | $957k | $1.08M | $1.10M | $1.13M | $1.17M |
| Debt service | −$465k | −$507k | −$507k | −$507k | −$507k |
| Levered cash flow | −$6.18M | $321k | $493k | $525k | $10.05M |
| Cash-on-cash | 1.7% | 5.6% | 7.9% | 8.4% | 8.9% |
The LP's side of the waterfall
An 8% preferred return, then a 70/30 promote — distributed monthly and reconciled against levered cash flow. Drag the assumptions above and watch the promote move: that's the entire LP/GP negotiation, live.
Underwrite your own dealWant this on your own deal?
Request access and your first rent roll becomes a pro forma like this one — usually in under two minutes.
Illustrative sample deal for demonstration only — not an offer to invest and not investment advice. The engine, the math, and the waterfall are the production code; the property is fictional and the assumptions are illustrative sample data.