A purchase is one day. The other 3,649 are where the money is made or quietly lost — so the projection runs the whole decade, and then gets held against the honest alternative.
Cash versus loan, taxes, a refinance if it earns one, and a real IRR at the end instead of a feeling.
Day one to day 3,650. Cash versus loan, taxes, refinance, and a real IRR.
This is the part most projections leave out, so we say it in plain sight.
Ten years in a building is ten years the same money was not somewhere else. Before any projection convinces you, hold it against the dull version: what the down payment and every year of carrying cost would have earned sitting in a plain index fund or treasuries over the same decade. A deal that only looks good when nobody mentions the alternative is not a deal. The projection shows cash against loan for exactly this reason — run both, then run the comparison.
The building sits still; the city moves. We publish forward-looking forecasts — income, rent, vacancy, jobs, permits, migration — so the hold is a bet on evidence rather than a feeling.
Six forward-looking signals by county — income, rent, vacancy, jobs, permits, migration — over roughly ten years.
Before prices move, permits move. The momentum score — including the early-gentrification read — lives on the next page.
One address in, a nine-tab live-formula workbook out — income, expenses with real county taxes, three scenarios, the offer math.
One address in, a nine-tab live-formula Excel workbook out — income, expenses with real county taxes, three scenarios, the offer math. The paper a private-equity shop sends.
Everything on this branch is education. It is not investment, legal or tax advice, nothing here is a recommendation to buy or sell anything, and no page knows your situation. The numbers are computed from county records and signed leases so you can audit them — do your own due diligence, and bring your own advisers before money moves.
Two ways forward.