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Hold, sell or refinance, decided on the numbers.

Forward NOI, exit value, refinance proceeds and equity IRR for each path. The decision sits next to the assumption, not under a different tab.

  • Inputs7 blocks
  • Outputs8 metrics
  • CashflowMonthly
  • ScenariosPlanned

What this model does

Hold/sell investment model, end to end.

Compare hold, sell and refinance paths on one asset. Forward NOI, exit value, refinance terms and equity outcome run side by side. The recommendation is a decision, not a tab.

Calculation flow05 steps
  1. 01

    Asset position

    Current value, debt, equity invested and forward NOI captured.

  2. 02

    Hold path

    Forward NOI, capex, exit cap rate and IRR over the remaining hold.

  3. 03

    Sell path

    Current exit value, selling cost, debt payout and equity proceeds.

  4. 04

    Refinance path

    New facility size, terms, costs and resulting cash-on-cash.

  5. 05

    Comparison

    Each path returns IRR, distributable equity and downside sensitivity.

Schema

Every input. Every output. In one view.

The full hold/sell investment model schema. 7 input blocks feeding 8 output metrics, with the calculation engine in between.

Inputs07 blocks
  1. 01

    Current position

    Current valueDebt outstandingEquity investedForward NOI
  2. 02

    Hold path

    Remaining holdCapex reserveExit cap rateRent growth
  3. 03

    Sell path

    Sale priceSelling costDebt payoutTax leakage
  4. 04

    Refinance path

    New facilityLVRCouponRefinance cost
  5. 05

    Capital stack

    Senior debtMezzanineEquity tranchePromote
  6. 06

    Forward income

    NOI growthVacancy reserveCapex drawInflation
  7. 07

    Sensitivity

    Cap rate rangeRent growth rangeDownsideStretch
Outputs08 metrics
Primary outputAt base case
Recommended pathRefinance
MetricValue
  • Hold IRR11.4%
  • Sell IRR14.6%
  • Refinance IRR16.2%
  • Equity released (refi)$28.4M
  • Distributable on sale$112.0M
  • Downside spread320 bps
  • Decision horizon5 years

Engine logic

Two engines. Scenarios and cashflow.

The two pieces that separate the hold/sell investment model from a spreadsheet. Scenarios that share one project, and a monthly cashflow wired to every input.

Scenarios01 / 02

Multiple scenarios, one project

Switchable in a click. No copied files.

  1. 01

    Each path runs as its own scenario with its own assumptions.

  2. 02

    Cap rate and rent growth ranges as scenario levers.

  3. 03

    Capital stack splits per scenario, including mezzanine and promote.

  4. 04

    Each scenario carries its own downside and stretch case.

Cashflow02 / 02

Monthly cashflow, fully connected

Every input touches the schedule.

  1. 01

    Monthly cashflow across the decision horizon for each path.

  2. 02

    Hold path runs forward NOI, capex draw and exit.

  3. 03

    Sell path collapses to a single distribution.

  4. 04

    Refinance path runs new debt service and released equity reinvestment.

Excel replacement

Where the workbook quietly fails.

Every row is a recurring failure mode of the hold/sell investment workbook, and how the model handles it once.

SpreadsheetPopurise model
  • 01Hold, sell and refi in different filesThree paths in one workspace, side by side
  • 02Refinance modelled as a one-line adjustmentRefinance terms, cost and released equity modelled in full
  • 03Downside in a separate tabDownside and stretch as scenario levers per path

Use and verify

What it decides. What to check first.

The decisions the hold/sell investment model is built to support, alongside the things to verify before you trust it on a live deal.

What it decidesUse cases
  1. 01

    Decide hold versus sell

    Forward NOI versus current exit value. The IRR comparison is on one screen.

  2. 02

    Refinance to release equity

    New facility, LVR and coupon as live inputs. Released equity reinvestable.

  3. 03

    Stress-test the cap rate

    Cap rate range as a scenario. Each path responds independently.

  4. 04

    Brief the IC

    One paper with three paths, ready for the investment committee.

Pre-flight checklist05 checks

  • Current value, debt and equity captured cleanly.

  • Three paths with independent assumptions.

  • Refinance terms, costs and released equity modelled in full.

  • Downside and stretch as scenario levers per path.

  • Recommended path falls out, not assumed.

Worth checking before you stake a live deal on the hold/sell investment model.Register interest
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Questions

Hold/sell investment model, answered.

How Popurise handles the hold/sell investment model.

Is the hold/sell model live today?

Not yet. Popurise is live for residential feasibility. Investment models are on the expansion roadmap.

Does it handle mezzanine debt?

Yes. Capital stack supports senior, mezzanine and equity tranches with their own promote.

How is refinance modelled?

New facility size, LVR, coupon, costs and released equity all sit as live inputs. The cashflow runs new debt service.

Can I model partial sell?

Yes. Sell path supports partial recapitalisation as a scenario.

Shape the hold/sell model in Popurise.

Tell us how your team makes this decision today. We are building investment models with capital allocators and investment committees.

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