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MAOnow.com
Role: Owner · Plan: Enterprise · Firm: MyMAO Investment Group
Blended ARV (3 selected, mean of $382K + $394.5K + $406.172K):$394,224
ARV Adjustments (applied to blended ARV)
All adjustments at 0% — comps closely match subject. Final ARV after adjustments: $394,224
Rehab Tier (auto-calc as % of ARV)
AS-IS / Light Repairs
MR — Mid Range Market
Big 6 Manual Override (added on top of selected tier)
Big 6 add-on: $0 · Total rehab: $98,556
Deal Parameters
Deductions from ARV: rehab 25% + platform 5% + buyer equity 5% + buyer profit 9% + closing 3% + holding 2% + selling 0.1% = 49.1% → MAO ≈ 50.9% of ARV = $200,779
Sensitivity Analysis
ARV Adjustment±$0
Rehab Adjustment±$0
Holding Period (months)4 mo
5×5 Scenario Matrix (Buyer Gross Margin)
Rows: ARV variance · Columns: Rehab cost variance
−$20K reh
−$10K reh
Base
+$10K reh
+$20K reh
+$20K ARV
$93K
$83K
$73K
$63K
$53K
+$10K ARV
$83K
$73K
$63K
$53K
$43K
Base
$73K
$63K
$53K
$43K
$33K
−$10K ARV
$63K
$53K
$43K
$33K
$23K
−$20K ARV
$53K
$43K
$33K
$23K
$13K
Green > $50K · Yellow $20–50K · Red < $20K. Boxed cell = base scenario.
🤖 M-AI-Onow · Tiered Advisement
Tiered consumer reviews your rehab-tier selection against ARV blend, MAO ratio, and target buyer margin. Output blended from 2 connected providers.
Blended Verdict
GO · HIGH CONFIDENCE
Score: 78 / 100
2 providers · majority vote · 0 disagreements
Reason
Excellent 24% gross margin and classical 70% MAO ratio leave strong cushion. Three independent ARV sources align within 6% — defensible blend for lender submission.
✓ Green Flags
• Strong 24% buyer margin on $216,823 MAO leaves headroom for cost overruns
• Classical 70% MAO ratio (55% of ARV) — well below unworkable threshold
• 25% rehab band normal for full-rehab tier; cost-to-ARV ratio defensible
⚠ Red Flags
• ARV blended from only 3 of 5 sources — pulling Redfin would add confidence
• Verify Itemized total ($98,200) reconciles with Tiered estimate before lender submission
Itemized Rehab Estimator
Bottom-up estimate
Each room & Big 6 system in BOTH Simple and Detailed mode. Subject: 7472 5th Ave (same as Tiered).
Itemized total ($98,200) ≈ Tiered "Full Rehab + Exterior Cosmetics" estimate ($98,556). Within $356 — both methods point to the same scope.
Interior $59,700 + Big 6 $28,700 + Exterior $9,800
$98,200
🤖 M-AI-Onow · Itemized Advisement
Itemized consumer cross-checks your line items against build tier and typical $/sqft. Flags items that look light or duplicate against your project profile.
Blended Verdict
ATTENTION · MEDIUM
Score: 64 / 100
2 providers · 1 disagreement on HVAC sizing
Reason
Strong line-item detail and Big 6 coverage, but HVAC and electrical permit scope look under-budgeted for a 1,800sqft single-zone full replace. Verify with contractor before lender submission.
✓ Green Flags
• Big 6 systems all toggled to detailed mode — permit + materials + labor separated
• All three labor input modes (hourly/flat/per-sqft) reconciled to consistent totals
• Itemized total ($98,200) matches Tiered tab's full-rehab band ($98,556) within 0.4%
⚠ Red Flags
• HVAC line at $8,400 light for 1,800sqft full replace (typical $11–14K in this market)
• No permit cost line for electrical panel upgrade — $850–1,200 typical add
• Kitchen cabinets at $4,200 box-only — verify counter and install aren't double-counted elsewhere
Rental & Hold Analysis
4 strategies
Underwrite hold strategy. Pulls property + ARV from Tiered. Numbers reconcile to BRRRR cycle.
GP Equity$230,0002.5%8% Pref + promoteSponsor co-invest, pari passu with LP. Earns promote per waterfall
Total Project Cost$9,200,000100.0%7.71% blended75% leverage / 25% equity
LOAN-TO-COST
75.0%
LTV @ STAB
62.1%
YIELD-ON-COST
6.05%
DEV. SPREAD
+105 bps
9. Operating Pro Forma — Stabilized Yr 3
Gross Potential Rent (24 units)$950,400
+ Other Income (parking, laundry, pet, fees)$50,400
Gross Potential Income$1,000,800
− Vacancy Loss (5%)$(50,040)
− Credit Loss / Concessions (1%)$(10,008)
Effective Gross Income$940,752
Property Tax (NYC, post-421a)$(154,000)
Insurance$(32,000)
Utilities (common areas)$(36,000)
Repairs & Maintenance$(52,000)
Property Management (4% of EGI)$(37,630)
Marketing / Advertising$(14,000)
Replacement Reserves ($350/unit/yr)$(8,400)
Admin / Legal / Professional$(24,000)
Payroll (part-time super)$(26,000)
Total OpEx (40.8% ER)$(384,030)
Net Operating Income$556,800
EXPENSE RATIO
40.8%
DSCR @ STAB
1.20
NOI / UNIT
$23,200
OPEX / UNIT
$16,001
10. Exit Modeling — Yr 5 Sale
Year 5 NOI (3% rent growth compounded)$608,400
Exit Cap Rate5.00%
Gross Sale Value$12,168,000
− Selling Costs (broker, transfer tax, legal — 3.5%)$(425,880)
Net Sale Proceeds$11,742,120
− Senior Debt Payoff (24 mo IO + 36 mo am)$(5,701,000)
− Mezzanine Payoff$(920,000)
Net Proceeds to Equity (at sale)$5,121,000
+ Cumulative Op CF Distributions (Yr 3-5)$45,000
Total Distributions to Equity$5,166,000
11. Waterfall Tiers & Distribution
Tier Structure
Tier 1 — Return of Capital
100% pro-rata until investors receive their full equity contribution back
Tier 2 — 8% Preferred Return
100% pro-rata until 8% IRR achieved on equity
Tier 3 — 70 LP / 30 GP
Until 12% IRR (first promote tier)
Tier 4 — 60 LP / 40 GP
Until 18% IRR (second promote tier)
Tier 5 — 50 LP / 50 GP
Above 18% IRR (catchup promote)
Distribution Result — $5,166,000 Total
Tier
LP Receives
GP Receives
Cumulative LP
Cumulative GP
1. Return of Capital
$2,070,000
$230,000
$2,070,000
$230,000
2. 8% Pref Return
$971,000
$108,000
$3,041,000
$338,000
3. 70/30 to 12% IRR
$472,000
$202,000
$3,513,000
$540,000
4. 60/40 to 18% IRR
$668,000
$445,000
$4,181,000
$985,000
Total
$4,181,000
$985,000
2.02x / 15.1% IRR
4.28x / 33.7% IRR
Blended IRR
17.4%
Equity Multiple
2.25x
LP IRR
15.1%
GP Promote IRR
33.7%
12. 60-Month Projection (Annual Roll-up)
Year
Phase
Occ %
EGI
OpEx
NOI
Debt Svc
Net CF
Distrib
Y1
Construction
0%
$0
$0
$0
capitalized
$0
$0
Y2
Lease-up
40%
$396,300
$210,900
$185,400
$520,000
$(334,600)
reserve
Y3
Stabilized
95%
$940,752
$384,030
$556,800
$575,760
$(18,960)
reserve
Y4
Stable +3%
95%
$968,975
$395,551
$573,500
$575,760
$(2,260)
$0
Y5
Stable + Exit
95%
$998,044
$407,418
$590,710
$575,760
$14,950
$5,166,000
Y1-Y2 deficits covered by $300K lease-up reserve + $230K working capital. Distributions begin Y5 at exit.
13. Sensitivity — Blended IRR vs Exit Cap × Hard Cost Overrun
Cost −10%
−5%
Base
+5%
+10%
Cap 4.50%
26.0%
24.5%
22.9%
21.5%
20.0%
Cap 4.75%
22.5%
21.1%
19.6%
18.2%
16.8%
Cap 5.00%★
20.7%
19.0%
17.4%
15.9%
14.5%
Cap 5.25%
17.0%
15.5%
14.5%
13.0%
11.5%
Cap 5.50%
14.0%
13.0%
12.2%
10.5%
9.0%
Strong (>18%)
Acceptable (12-18%)
Below threshold (<12%)
14. Comparable Sales — Recent Multifamily Trades
Address
Units
Yr
Sale Price
$/Unit
Cap
$/SF
1842 Bushwick Ave
22
2023
$10,560,000
$480,000
4.85%
$398
2104 Wilson Ave
26
2022
$12,090,000
$465,000
5.10%
$385
1567 Knickerbocker Ave
20
2024
$10,200,000
$510,000
4.72%
$412
2230 Cypress Ave
28
2023
$13,160,000
$470,000
5.05%
$390
1898 Halsey St
24
2024
$11,520,000
$480,000
4.95%
$402
3401 Wyckoff Ave
18
2022
$8,460,000
$470,000
5.20%
$378
1124 Putnam Ave
24
2024
$11,760,000
$490,000
4.88%
$405
2645 DeKalb Ave
30
2023
$13,800,000
$460,000
5.15%
$382
1733 Madison St
22
2024
$10,560,000
$480,000
4.92%
$396
2918 Linden St
26
2022
$11,960,000
$460,000
5.18%
$380
3155 Gates Ave
24
2024
$11,760,000
$490,000
4.85%
$408
1456 Hancock St
20
2023
$9,400,000
$470,000
5.00%
$391
2087 Greene Ave
28
2024
$13,440,000
$480,000
4.90%
$400
1645 Putnam Ave
22
2022
$10,120,000
$460,000
5.08%
$383
2412 Stockholm St
24
2023
$11,640,000
$485,000
4.95%
$405
3088 Eldert St
26
2024
$12,610,000
$485,000
4.88%
$408
1389 Madison St
20
2022
$9,200,000
$460,000
5.20%
$378
2756 Stanhope St
24
2023
$11,520,000
$480,000
4.92%
$398
1812 Suydam St
22
2024
$10,780,000
$490,000
4.85%
$405
3245 Covert St
26
2024
$12,480,000
$480,000
4.90%
$402
Median (n=20)
24
2023
$11,520,000
$480,000
4.95%
$398
📈 Subject implied valuation: $480K/unit median × 24 units = $11.52M as-stabilized. Our exit underwriting at $12.17M (5.0% cap on Yr-5 NOI) is +5.6% above median, reflecting new-construction premium and 2027 trended NOI.
🤖 M-AI-Onow · CRE Advisement
CRE consumer reviews the capital stack, GP/LP waterfall, levered/unlevered IRR, and exit cap assumptions against class-typical benchmarks.
Blended Verdict
NEUTRAL · MEDIUM
Score: 58 / 100
2 providers · agree on mid-tier verdict
Reason
CRE: 5.0% going-in cap on $11.9M total project cost — mid-tier for new construction. Levered IRR 14% trails 18% class-typical for ground-up multifamily. Tight exit cap leaves limited cushion.
✓ Green Flags
• Capital stack waterfall modeled with clean GP/LP 10/90 split — industry standard
• Year-5 trended NOI conservative at 3% growth — defensible vs aggressive comps
• Construction loan terms (SOFR + 350) match current market for this collateral type
⚠ Red Flags
• 5.0% going-in cap light for value-add target — expect deeper rent push or pass
• Exit cap 5.0% Yr-5 leaves no cushion if rates remain elevated through hold period
Comparable Sales Analysis
6 comps · 2 excluded
Pulls from MLS / public records / PropStream within 1.5 mi · 6 mo · ±25% sqft tolerance.
📍 Subject Property
Address
7472 5th Ave
Sq Ft
2,865
Beds / Baths
3 / 3
Year
2017
Lot
0.17 ac
Garage
2-Car
🏘 Comparable Sales — Adjusted ARV
7468 4th Avenue
0.18 mi · sold Mar 2025 · 27 DOM
Sale Price
$402,000
Sq Ft
2,750
Beds/Baths
3/2.5
Year
2014
$/SF
$146.18
Adjustments
SF +115sf +$5,750
Bath 2.5→3 +$3,000
Newer 2017 +$4,000
Same lot $0
Garage match $0
Time +2mo +$1,200
Net Adjustment: +$13,950Adjusted ARV: $415,950
7491 6th Avenue
0.32 mi · sold Feb 2025 · 19 DOM
Sale Price
$398,500
Sq Ft
2,910
Beds/Baths
3/3
Year
2019
$/SF
$136.94
Adjustments
SF −45sf −$2,250
Same baths $0
Newer 2019 −$3,200
Same lot $0
Garage match $0
Time +3mo +$1,800
Net Adjustment: −$3,650Adjusted ARV: $394,850
7355 5th Avenue
0.41 mi · sold Apr 2025 · 14 DOM
Sale Price
$418,000
Sq Ft
2,820
Beds/Baths
4/3
Year
2016
$/SF
$148.23
Adjustments
SF +45sf +$2,250
Beds 4→3 −$8,000
Same year +$800
Smaller lot +$2,000
Garage match $0
Time +1mo +$600
Net Adjustment: −$2,350Adjusted ARV: $415,650
7505 4th Avenue
0.55 mi · sold Jan 2025 · 38 DOM
Sale Price
$385,000
Sq Ft
2,790
Beds/Baths
3/2.5
Year
2015
$/SF
$137.99
Adjustments
SF +75sf +$3,750
Bath 2.5→3 +$3,000
Newer 2017 +$2,800
Same lot $0
Garage match $0
Time +4mo +$2,400
Net Adjustment: +$11,950Adjusted ARV: $396,950
7521 5th Avenue
0.62 mi · sold Mar 2025 · 22 DOM
Sale Price
$412,000
Sq Ft
2,945
Beds/Baths
3/3
Year
2018
$/SF
$139.90
Adjustments
SF −80sf −$4,000
Same baths $0
Newer 2018 −$1,200
Same lot $0
Garage match $0
Time +2mo +$1,200
Net Adjustment: −$4,000Adjusted ARV: $408,000
7398 4th Avenue
0.71 mi · sold Apr 2025 · 9 DOM
Sale Price
$406,500
Sq Ft
2,855
Beds/Baths
3/3
Year
2017
$/SF
$142.38
Adjustments
SF +10sf +$500
Same baths $0
Same year $0
Same lot $0
Garage match $0
Time +1mo +$600
Net Adjustment: +$1,100 · Best Comp (closest match)Adjusted ARV: $407,600
2 Comps Excluded:
• 7612 7th Ave ($268K) — REO/distressed sale, not arm's-length • 7401 5th Ave ($458K) — extensive 2024 luxury renovation, not comparable to subject condition
📊 Statistical Summary
Median ARV
$406,825
From 6 adjusted comps
Average ARV
$406,500
Std dev: $9,200 (2.3%)
Range
$394.9K – $416K
Tight cluster — high confidence
📈 Market Trend
+1.8% / month over trailing 6 months. Positive slope — supports pulling ARV toward upper end of range.
Median DOM: 21 days · Sell-through ratio 1.04x
🎯 Confidence: STRONG
All 6 comps within 0.71 mi · same submarket · <6 months · sqft tolerance ±5%. ARV variance <3% across comps.
⚙ ARV Override
⚠ Final ARV is conservative — uses Tiered tab's multi-source blend ($394,224) instead of comp-only median ($406,825) to apply additional margin of safety.
🤖 M-AI-Onow · Comps Advisement
Comps consumer evaluates the defensibility of your comp set against count, recency, distance, size variance, and sale-type quality.
Blended Verdict
GO · HIGH CONFIDENCE
Score: 76 / 100
2 providers · 0 disagreements on defensibility
Reason
Strong comp set: 8 recent comps within 0.5 mile, tight $/sqft spread. Exclude the REO comp and the median tightens to $142.40 — further increases lender defensibility.
✓ Green Flags
• 8 comps within 0.5mi radius — all sold within 90 days (max recency)
• Median $/sqft $137.60 with tight spread (±$8 IQR) — high agreement
• All comps match subject within ±15% sqft tolerance — clean size match
⚠ Red Flags
• 2 comps flagged for >20% size variance — consider exclusion or heavier adjustment
• 1 comp is REO sale — likely priced below market, reweight or exclude entirely
AutoCRM & Deal Tracker
Stage Pipelines · Contact Log · Reminders
Subject deal status across all three exit strategies. Stage-aware checklists, contact log, and SLA timers per row.
Active Deal — At a Glance
7472 5th Avenue, NY 10003
Strategy: Flip · Stage: Under Contract · Days in stage: 4 · Lender: BridgeWell Capital · Submitted Apr 28
MAO
$200,779
Margin
$53,278
VIABLE
Pipeline 1 — Fix & Flip (active)
Subject deal currently sits at Stage 4 · Under Contract. Showing all 10 stages with done/current/upcoming markers and per-stage checklist.
1. Lead SourcedMar 14
Source: PropStream skip-trace · Owner: Marcus Whitfield (out-of-state)
2. Initial ContactMar 21
Cold call → callback · Note: motivated, relocating to Phoenix
3. Property Inspected & AnalyzedApr 02
Walk-through completed · Apr 02
Photos uploaded (47)
Itemized rehab estimate run · $98,200
ARV pulled (3 sources) · $394,224
MAO calculated · $200,779
4. Under Contract ★CURRENT · Day 4 of est. 14
Purchase offer accepted · $220,490
EM deposited · $5,000 to Heritage Title
Contract signed by both parties
Inspection contingency window (8 days remaining)
Title work ordered
⏰ Inspection contingency expires May 11. Schedule structural inspection by May 8.
5. Due DiligenceEst. May 11-18
Structural inspection
Pest / termite
Sewer scope
Title commitment received
6. Financing LockedEst. May 19-25
Hard money LOI signed (BridgeWell · 80% LTC, 11.5%)
Appraisal complete
Loan docs signed
7. Closing — AcquisitionEst. May 28
CD reviewed (24-hr rule)
Wire sent
Keys received
8. Rehab ExecutionEst. Jun 02 - Sep 12 (102 days)
GC contracts signed (Rivera Construction)
Permits pulled (electrical, plumbing)
Demo complete
Rough-ins · Mechanical inspection
Drywall & paint
Finishes & punch list
Final inspection / C-of-O
9. Listed for SaleEst. Sep 15
Pro photos / drone
MLS live · 3D tour
Open house schedule
10. Closing — DispositionEst. Oct 18 — net to seller $52,884
Buyer offer accepted
Inspection / appraisal cleared
Wire received
Pipeline 2 — Wholesale (alternate exit)
If buyer-side margin compresses, fallback to assignment. 8-stage wholesale pipeline shown for comparison.
AutoCRM consumer assesses overall pipeline health — deal volume, stage distribution, time-in-stage, dead-deal ratio — and recommends triage actions.
Pipeline Verdict
HEALTHY · HIGH CONFIDENCE
Score: 72 / 100
2 providers · both flag the same 2 stalled deals
Reason
Pipeline healthy: 12 active deals well-distributed across stages. 2 stalled in Soft Offer >30 days — re-engage with seller or mark dead to keep volume signal accurate.
✓ Green Flags
• 12 active deals across pipeline (target: 10+ for steady throughput)
• Stage distribution balanced: 4 sourcing, 4 under contract, 4 inspection
Markets: NYC, Hudson Valley, Long Island · Min Loan: $150K · Max LTC: 85% · Min FICO: 660
Loans funded with us
23
Rate Sheet
Fix & Flip · 80% LTC
11.5% · 2pts · 12mo IO
Fix & Flip · 75% LTC
10.5% · 1.5pts
BRRRR DSCR · 30yr
7.25-8.25%
Bridge · CRE
9.5-12% · 2pts
Notes
Fast closer (avg 14 days). No appraisal waiver but accepts BPOs < $500K. Send file via secure portal — won't open Dropbox links. Best contact: text first, then call.
Hits timeline 95% of the time. Slight overrun on cabinets if changes mid-project — lock specs before demo. Strong with vintage finishes. Books 6-8 weeks out — call early.
Coverage: NY, NJ, CT · Avg Close Time: 21 days · EM Held In: Heritage Escrow Trust (FDIC)
Closings YTD
19
Closing Costs (typical $250K deal)
Title insurance (owner's)
$1,425
Title search
$425
Settlement fee
$650
Recording (NYC)
$190
Wire / courier
$95
Notes
Reliable with assignments and double-closes. Very thorough title search — caught a clouded title on 7390 5th Ave that saved us. Slow on title commitment turnaround (5-7 biz days).
Best technical eye in our network. Reports include cost estimates per finding. Will defend findings on lender calls. Owes us a follow-up scheduling — last touch Mar 30.
Sofia MarchettiProperty MgmtMarchetti Management Co
Owner portal is solid. Monthly statements clean and on-time. Pushes for slightly above-market rent which keeps occupancy a touch lower. Best with class B/B+ stock.
Consolidated all 8 of our policies under one umbrella — saved $4,200/yr. Files claims directly through carrier portal. Slow on COI requests for new lenders (give 48hr).
Bulk Import
PropStream · Excel · CSV
Three import paths — all stacked. Each shows the upload UX, field mapping preview, and a 3-row sample of how MAOnow will parse the file.
Source 1 · PropStream Property Detail PDF
Active source. Drop a saved PDF from PropStream's "Save as PDF" button. We OCR + parse 47 fields including owner, mailing address, mortgage, est. value, equity, last sale, distress flags.
📄 Drop PropStream PDF here
or browse · max 25 MB · multi-file OK
Last Upload Preview
Parsed · 47 fields · 0 errors
File
propstream_brooklyn_distress_2026-04-29.pdf
Properties detected
1 (single-property report)
Subject
7472 5th Ave, New York NY 10003
Owner (mapped)
Marcus J Whitfield · 4128 N Camelback, Phoenix AZ 85018 (out-of-state)
Bulk path. Export a saved list from PropStream as XLSX. We auto-detect the export schema (PropStream changes column order seasonally).
📊 Drop PropStream XLSX here
or browse · up to 50,000 rows
Detected Schema · v2026-Q1 (62 columns)
Auto-mapped 58 / 62
Address
Owner
Est. Value
Equity %
Distress
Status
7390 5th Ave, NY 10003
K. Hamilton Trust
$348,500
61%
Lis Pendens
Imported
7468 5th Ave, NY 10003
R. Patel
$402,800
88%
—
Imported (skip dup)
7501 5th Ave, NY 10003
Vance LLC
$418,250
42%
Tax delinquent
Imported
7445 6th Ave, NY 10003
D. McKenna
$381,400
76%
—
Imported
7530 5th Ave, NY 10003
Beachside Holdings
$395,100
25%
Vacant 90+ days
Imported
7488 4th Ave, NY 10003
O'Brien Family Trust
$378,500
100%
Inherited
Imported
7612 7th Ave, NY 10003
K. Liu
$489,200
38%
—
Skipped (size band)
Rows Read
412
Imported
387
Skipped (filter / dup)
25
Source 3 · Generic CSV Upload
Bring-your-own-CSV. Map columns manually. Useful for MLS exports, county tax rolls, and skip-trace lists from any provider.
📁 Drop CSV here
or browse · UTF-8 · header row required
Column Mapping (drag to map)
8 / 11 mapped
CSV Column
Sample Value
Map To
Status
street
7472 5th Avenue
✓
city
New York
✓
st
NY
✓
zip
10003
✓
owner_full
Whitfield, Marcus J
✓ (parses Last,First)
est_val_2026
371200
✓
last_sale_$
285000
✓
last_sale_dt
3/14/2018
✓ (date parse)
tags_freeform
"motivated; oos; pre-foreclosure"
Manual map
internal_score
87
Unmapped
notes_blob
"called 3x, callback Tue"
Manual map
Rows Detected
1,247
Will Import
1,189
Duplicates Found
38
Will Reject (errors)
20
Import Settings & Dedupe
📊 Live Results — Tiered
Blended ARV$394,224
Selected Rehab Tier25% · $98,556
Total Deductions49.1%
MAO$200,779
+ Platform Fee (5%)+$19,711
Contract Price$220,490
✓ VIABLE DEAL
Buyer Economics
Buyer Equity (5%)$19,711
Buyer Profit (9%)$35,480
Gross Margin$53,278
Hold Period4 months
Deal Analytics
MAO % of ARV50.9%
Rehab % of ARV25.0%
Comp $/sf Avg$137.60
Pipeline StageUnder Contract
📊 Live Results — Itemized
Interior Rooms$59,700
Big 6 Systems$28,700
Exterior$9,800
Itemized Rehab$98,200
vs Tiered (25%)$98,556 · ✓ Reconciled
Resulting MAO (carries forward)
Blended ARV$394,224
MAO$200,779
Contract Price$220,490
✓ VIABLE DEAL
Top 5 Line Items
Kitchen full reno$22,400
Roof replacement$14,000
Master bath gut$11,400
HVAC system$8,500
Bedrooms (3) flooring/paint$9,000
📊 Live Results — Rentals (LTR active)
Monthly Rent$4,200
Vacancy5.0%
Annual NOI$30,240
Cap Rate (on MAO)15.04%
BRRRR Refi (75% LTV)
Refi Loan$295,650
Rate / Term7.25% · 30yr
P&I /mo$2,016
DSCR1.25x
Cash Flow /mo$504
Cash Left In$3,942
5-Yr CoC Return153%
Other Modes (preview)
STR · ADR×Occ$3,824 /mo
MF (4-plex)$850K · 5.0% cap
CRE NNN Retail$3.0M · 6.5% cap
🏗 Live Results — CRE / Build
Total Project Cost$9,200,000
Hard Costs$5,200,000
Equity Required$2,300,000
LTC65.0%
Total Debt75.0%
Stabilized (Y3)
EGI$940,752
OpEx$384,030
NOI$556,800
Going-In Cap6.05%
Yield-on-Cost6.05%
Stabilized DSCR1.31x
Exit (Y5 · 5.0% Cap)
Y5 NOI$608,400
Gross Sale$12,168,000
Net to Equity$5,166,000
Equity Multiple2.25x
Project IRR17.4%
Waterfall Returns
LP EM / IRR2.02x · 15.1%
GP EM / IRR (w/ promote)4.28x · 33.7%
📊 Live Results — Comps
Selected BasisMean Adjusted ★
Subject ARV$394,224
$/SF (mean)$137.60
Median Adjusted$394,150
Std Dev$4,838 (CV 1.23%)
Sample & Confidence
Comps Searched8
Comps Retained5
Comps Excluded3
Avg Distance0.12 mi
Most Recent SaleFeb 14, 2026
ConfidenceSTRONG
Market Trend
Annual HPI+3.84% / yr
Monthly+0.32%
📋 Live Results — AutoCRM
Active Deal7472 5th Ave
StrategyFlip
StageUnder Contract
Days in Stage4 / est. 14
Probability of Close78%
All Pipelines (firm-wide)
Flips Active14
Wholesale Active7
BRRRR Active9
CRE Active3
Total Active33 deals
Next 7 Days
Tasks Due5
Closings Scheduled2
Inspection Windows3
Overdue Items1 ⚠
📒 Live Results — Directory
Total Contacts84
Avg Rating4.6 ★
Active This Quarter42
Categories9
Top Categories
GC / Trades26
Lenders14
Realtors11
Property Mgmt9
Title8
Inspectors7
Insurance5
Attorneys / Other4
Coverage
NYC Metro61
Tri-State19
National (lenders)4
📥 Live Results — Import
Last RunMay 02 · CSV
Rows Read1,247
Imported1,189
Duplicates38
Rejected20
Cumulative (this quarter)
Properties Imported14,820
Contacts Created9,143
Auto-Tagged14,820
→ Active Deals82
Source Breakdown
PropStream PDF142 runs
PropStream XLSX38 runs
Generic CSV26 runs
🤖 M-AI-Onow — BYOK AI Advisement
8 consumers · 6 providers · banded inputs
Bring your own API key. MAOnow never charges per token. Subject: 7472 5th Ave (same as Tiered).
Step 1 · Connect your provider (Account → API Keys)
Add a key for any of six providers — Anthropic Claude, OpenAI, Gemini, Grok, DeepSeek, Mistral. Keys are encrypted at rest with AES-256-GCM and never echoed back to the browser. Free plan includes BYOK AI.
🟢 Anthropic Claude✓ Connected
sk-ant-...•••3kQ7 · Added 2026-04-18
claude-sonnet-4-20250514
🟢 OpenAI GPT-4o✓ Connected
sk-...•••pL2x · Added 2026-04-22
gpt-4o-2024-11-20
⚪ Google GeminiNot connected
+ Add key
⚪ xAI Grok · DeepSeek · Mistral3 available
+ Add any combination
Step 2 · Cost preview (shows BEFORE you submit)
Token-counted against the actual prompt. Cache-hit detection means you never pay twice for the same submission within 90 days.
Submit deal 7472 5th Ave to:
2 of 2 providers ready
Anthropic Claude
~2,184 tokens in
~620 tokens out
~$0.014
Fresh call
OpenAI GPT-4o
~2,184 tokens in
~620 tokens out
~$0.022
⚡ Cache hit · $0.00
Total this submission
~$0.014
Step 3 · Tiered tab advisement (after Submit)
Each tab has its own specialized AI consumer. Below: what the Tiered consumer returns for 7472 5th Ave. Output is structured (verdict band + green/red flags + suggested strategy + reason).
Blended VerdictGO · HIGH CONFIDENCE
Score: 78 / 100
Suggested strategy: flip
Blended from 2 providers · majority vote · 0 disagreements
Per-Provider
Anthropic ClaudeGO · 76
OpenAI GPT-4oGO · 80
Latency: 4.2s · Cached: 1 of 2 · Cost: $0.014
✓ Green Flags (3)
• Strong 19.9% buyer margin on a $216,823 MAO leaves headroom for cost overruns
• Classical 70% MAO ratio (55% of ARV) — well below the unworkable threshold
• 25% rehab band is normal for a full-rehab tier; cost-to-ARV ratio defensible
⚠ Red Flags (2)
• ARV blended from only 3 of 5 sources — comp pull from Redfin would add confidence
• Rehab at 25% of ARV; verify the Itemized estimator confirms before lender submission
Step 4 · How the eight per-tab consumers map to your tabs
Sourcing
Parcel review before deep analysis
Tiered
Rehab tier sanity check
Itemized
Line-item cost reasonableness
Rental
Strategy fit (LTR/STR/MF/CRE)
CRE
Capital stack & IRR review
Comps
Defensibility scoring
AutoCRM
Pipeline health verdict
Dealranker
Portfolio-wide ranking
Privacy · what actually leaves the platform
Banded vocabulary system. Raw addresses, dollar amounts, names, and contact info are never sent to the AI literally — they're normalized into anonymized enum bands first. The AI sees only the bands and structural signals. Even a compromised AI provider account could not reconstruct your portfolio from the inputs MAOnow sends.
📊 Dashboard — All Plan Deals
6 deals · DallasFirm
Computed metrics — Margin, NOI, Cap, DSCR — appear on every saved deal regardless of which tab created it. AI Score column populates after submitting to M-AI-Onow.
AI Deal Ranking — Submit your portfolio
Rank all 6 visible deals on relative quality
2 providers selected · Est. $0.044
Cache hit detection: 4 of 6 deals cached · only 2 fresh calls fire
Deals table — computed metrics + AI score
Street
ARV
MAO
Margin
NOI
Cap
DSCR
AI Score
7472 5th Ave
$394,224
$216,823
24.4%
$43,768
11.10%
1.74×
BEST
8142 Glen Arbor Ct
$425,608
$209,825
43.6%
—
—
—
GOOD
2719 Red Cedar Trail
$425,608
$262,918
19.1%
$31,840
5.18%
1.18×
NEUTRAL
5904 Crestview Park Dr
$394,224
$236,534
19.4%
$38,420
9.75%
1.52×
GOOD
1835 Winding Hollow Ln
$394,224
$295,668
4.3%
$22,140
3.94%
0.92×
WORST
7421 Maple Creek Dr
$394,224
$137,978
44.4%
$43,768
11.10%
1.74×
BEST
AI reasoning per deal (hover the score pill to see)
BEST · 7472 5th AveExcellent 24% gross margin and classical 70% MAO ratio leave strong cushion. Rental fundamentals also support pivot: 11.1% cap on 1.74× DSCR.
GOOD · 8142 Glen ArborStrong 43.6% gross margin on a low 49% MAO ratio. No rental modeling — flip strategy fits this deal best.
NEUTRAL · 2719 Red CedarThin 19% margin against 62% MAO ratio. DSCR borderline at 1.18 — re-verify rents or pass.
WORST · 1835 WindingNegative-margin territory: only 4.3% gross at 75% MAO ratio. 0.92 DSCR — debt service exceeds NOI. Restructure financing or walk away.