Deal Score
Harbor Twelve — every point below traces back to an input you can inspect.
- Income unreconcilable — Input confidence is 20% (gate at 30%).
A tripped gate is a deal-breaker on its own. The score below still computes, but it is secondary to these findings.
Scored on 5 of 7 components. Scored on A, B, E, G, H (65 of 100 design points); excluded C, D, M for missing data, and the remaining weights were scaled up to 100.
Executive summary
- Is the income real?
- Input confidence 20%; no independent rent evidence Expense ratio 30.6% is below the 1950–1985 band — expenses look understated.
- Is the price supported?
- No sale comparables on file — the asking price is unsupported by market evidence either way.
- Is there real upside?
- $33,360/yr of claimed rent gap. No independent source corroborates the claim.
- Does the deal survive?
- DSCR 1.39, cash-on-cash 4.3%, worst stressed DSCR 1.26, breakeven occupancy 76%.
Rollups
Components
A. DSCRDSCR of 1.39 at current income and proposed terms.19.6 / 20
- dscr
- 1.3924
- noi
- 201022.92
- annualDebtService
- 144368.2642
B. Cash-on-CashYear-1 cash-on-cash return of 4.3%.5.72 / 8
- cashOnCash
- 0.0429
- cashFlow
- 56654.6558
C. Price vs Market EvidenceInsufficient comparable data.—
- compCount
- 0
- perUnitCount
- 0
- perSqFtCount
- 0
- minCompsPerBasis
- 2
D. Rent Position & UpsideNo independent rent evidence (no rent comps and no Rentometer statistics).—
No inputs recorded for this component.
E. Expense CredibilityExpense ratio 30.6% is below the 1950–1985 band — expenses look understated.4.28 / 10
- expenseRatio
- 0.3056
- band
- 1950–1985
- bandLow
- 0.32
- bandHigh
- 0.45
- yearBuilt
- 1972
- missingLines
- []
- totalExpenses
- 88474.68
- grossOperatingIncome
- 289497.6
G. Records & Physical RiskPermits 4/6, distress 1.5/3, vintage 4/6.9.5 / 15
- Permit history has not been fetched — permits scored neutral.
- Distress check has not been run — scored neutral.
- permitsChecked
- no
- permitCount
- 0
- claimsChecked
- 0
- claimsCorroborated
- 0
- findingLines
- []
- distressChecked
- no
- distressFilings
- 0
- yearBuilt
- 1972
- listingClaimNotes
- []
H. Downside ResilienceWorst stressed DSCR 1.26, breakeven occupancy 76%, worst stressed cash flow $37,566.12 / 12
- stresses
- [{"name":"Zero rent growth","minDscr":1.260207441040204,"worstCashFlow":37565.69659603576},{"name":"Exit cap +100 bps","minDscr":1.3924315091537414,"worstCashFlow":56654.65579562783},{"name":"All expenses +10%","minDscr":1.3581338882237666,"worstCashFlow":51703.167795627814},{"name":"Stabilized vacancy +200 bps","minDscr":1.352743839349186,"worstCashFlow":50925.01579562787}]
- minDscrAcrossStresses
- 1.2602
- breakevenOccupancy
- 0.7622
- worstStressCashFlow
- 37565.6966
- subScores
- {"stressedDscr":6,"breakeven":3,"cashFlow":3}
M. Market quality — not yet assessedNo market-quality data is scored in this version.—
- Stub component: reserved for submarket quality data.
No inputs recorded for this component.
Reasons to invest
- Downside Resilience: Worst stressed DSCR 1.26, breakeven occupancy 76%, worst stressed cash flow $37,566.
- DSCR: DSCR of 1.39 at current income and proposed terms.
Reasons not to invest
- Expense Credibility: Expense ratio 30.6% is below the 1950–1985 band — expenses look understated.
Expense Credibility is the weakest component. At 30.6%, expenses are $4,165 away from the bottom of the 1950–1985 band (32% of GOI).
Cannot solve yet
Insufficient verified information — input confidence is 20%, below the 30% floor.
- Enter the actual rent roll.
- Enter the real asking price and pull sale comparables.
- Obtain trailing-12 operating statements.
- Run the county tax record lookup.
- Enter the real address, APN, unit count and vintage.
- Enter quoted loan terms from a lender.
The negotiation curve and the maximum supported price are excluded by default — they expose the buyer's ceiling if the PDF circulates.
- Expenses — nothing was reduced; the only change permitted is normalizing them upward.
- Vacancy — the deal's own vacancy assumption is used unchanged.
- Rent growth and all projection assumptions — unchanged.
- Rents — never raised. They are only lowered to independently supported evidence.
This analysis is generated from the inputs on this deal and independent sources fetched for it. It is not an appraisal, a loan commitment, or investment advice. Verify all figures independently before acting.
Broker questionnaire
Seven optional diligence answers. Each one moves a single component by a capped amount; the total swing is clamped to ±10 points.