Person using a laptop with analytics dashboard on screen, smartphone and glasses nearby.

All orders are final. Please contact a member of The Fractional Analyst for a paid consultation (subject to current rates).

IRR Matrix

Discover the optimal hold period for your real estate investment with this tool that calculates IRRs for each potential sale year. Designed for clarity and precision, it ensures investors can make data-driven decisions.

  • Connects to any model with levered cash flows

  • Integrates reversion values and operational cash flows to ensure comprehensive analysis.

  • Helps users identify the most profitable hold period for their asset.

Samples

Input Fields

A table displaying financial data, titled 'Analysis - IRR Matrix.' It includes sections for 'Sale Inputs' with calculations like Today's Cap Rate at 5.50%, Annual Cap Rate Escalator at 10 bps, and Sale Costs at 6%. The 'Operation Inputs' section lists date-specific data from March 31, 2021, to March 31, 2050, with columns for Operational CFs and Net Sale Proceeds, showing increasing values over the years.

Matrix

A financial table showing 15-year cash flows and returns for an investment, including columns for the date, operational cash flows, yield, reversion cash flows, total cash flows, and total yield, along with overall financial metrics such as IRR, average yield, total profit, and multiple.

Backend Calc - 3 yr

Financial report table showing 3-year cash flows and returns with dates, operational cash flows, yields, and profit details.

Backend Calc - 15 yr

A spreadsheet titled 'Annual Before-Tax Levered IRR Matrix - Property Level' displaying data on property returns from 2021 to 2050, with columns for years, IRR percentage levels, and color-coded headers. Rows list annual return figures, and at the bottom, financial metrics like leveraged IRR, yield from operations, average, median, total profit, and multiples.

Backend Calc - 7 yr

Table showing 7-year CFs and returns with columns for date, operational CFs, yield, reversion CFS, total CFS, total yield, including details from 2021 to 2027, and summary metrics such as IRR at 4.33%, average yield 5.64%, total profit, and multiple of 1.25x.
Table showing 30-year cash flows and returns from an investment, with columns for dates, operational cash flows, yields, reversion cash flows, total cash flows, and total yield from 2021 to 2050.

Backend Calc - 30 yr

The Fractional Analyst’s
IRR Matrix Module

Upgrade your underwriting process with our model that delivers speed, accuracy, and confidence across all your multifamily deals

What our customers are saying

  • A smiling man in a suit standing in front of a modern glass building.

    "The Fractional Analyst team stepped in when we had a gap in our analyst pool. They have been working with us for about two years. They have seamlessly provided the expertise and support we needed to streamline our operations and make smarter, data-driven decisions."

    Clay Heighten - Principal

    Caddis Partners

  • Portrait of a man with dark hair, wearing a blue suit jacket and a light blue dress shirt, smiling at the camera.

    "Our family office needed a solution to manage legacy real estate assets. They have been instrumental to streamline our valuation and underwriting processes."

    James Gueits - Principal

    MHP Operator

  • A circular logo with green lines forming a stylized tree inside a navy blue background.

    "We had a robust multifamily acquisition pipeline in Q2/Q3 '25 and needed additional support. The Fractional Analyst team knocked out over 50 underwritings for us in that time period and provided valuable market research in the process."

    Oakdale Capital

  • Smiling middle-aged man with a beard wearing a blue plaid shirt outdoors with trees and a bench in the background.

    "We had some advanced modeling needs in the affordable housing space. The Fractional Analyst team dove into our financial model and our comparables template and automated quite a bit, saving my team dozens of hours, so we can focus on doing deals. Great team!"

    Robert Sheppard - Founder, Managing Partner

    Vital Housing

  • A man in a dark suit, light blue shirt, and patterned tie, smiling against a plain gray background.

    "Having a tailored and precise model became the cornerstone of our capital raising efforts. The TFA team's ability to simplify complex structures gave me & my investors the confidence to move forward."

    Justin Britto - Founding Partner

    CenTria Living

  • A man taking a selfie outdoors in a snowy landscape, smiling, with a historic white building and trees in the background.

    "I needed a mixed-use development model that would impress key stakeholders. Their model provided an exceptional level of detail, making it easy to present insights to our investors."

    Tamer Celik - COO

    VisoneCo

  • Silhouette of a person's profile against a blue circular light in a dark background.

    "My banker was appalled with my partner's model. When he saw what The Fractional Analyst team put together, the approval process was infinitely smoother."

    Robert Dew - Principal

    Castello Divino

  • Close-up of a smiling older man with white hair and beard, wearing glasses.

    "Their meticulous attention to detail ensured my reports were backed by solid data. Their support has been invaluable, and I highly recommend their services to anyone in the industry!"

    Steven Fox - Appraiser

    Binyan Kesef

  • Young man with curly hair outdoors near the beach

    "The Fractional Analyst team provided an institutional-grade industrial acquisition model and complementary pitch deck to support our capital raise. Great and efficient process!"

    Aiden Samuels - Partner

    Avid Asset Management

  • Abstract design with white lines on a gold background

    "We needed a debt book and supporting market data for a luxury for-sale home development in the rockies. The design and analyst team at The Fractional Analyst knocked it out of the park."

    Dean Sparks - Founder & CEO

    Altoma Real Estate Advisors

  • Silhouette of a man facing right with a blue circular background behind him in a dark setting.

    "I am a private practice physician. I have little experience with real estate finance. I engaged The Fractional Analyst team for financial modeling support. Not only did they provide a sophisticated model, they walked me through how to use it and present it to my bank. Exceptional team!"

    Parker Velargo - Physician

  • A man standing against a plain wall, wearing glasses and a purple polo shirt, with his hands clasped in front of him.

    "I needed a model for single family development. The mixed-use development from The Fractional Analyst was a good start. Really looking forward to CoreCast!"

    Doug Taylor - Owner

    Safe Haven Homes, LLC

  • A young man with curly hair, glasses, and a beard wearing a dark suit, checkered shirt, and tie, looking directly at the camera.

    "I needed some additional support on a LIHTC underwriting project. The Fractional Analyst team had it turned back around in a week. Great group!"

    Delvin Hall - Founding Principal

    Onyx Equity Partners

  • A smiling woman with dark hair and bangs, wearing a white short-sleeve top, standing outdoors near a river with trees in the background.

    "I have downloaded a few resources from The Fractional Analyst. As a broker, it's always nice to have professional resources readily available to show to clients."

    Sarah Humbargar - Associate Broker

    Sherpa CRE

  • Silhouette of a person's profile against a blue circular background, with a black surrounding space.

    "The financial models from The Fractional Analyst are top notch. I purchased the multifamily acquisition model and the mixed-use development model. I needed a few upgrades, and the team was quick to provide them."

    Jason Glick - Principal

    GPG Properties

  • Silhouette of a man's profile against a bright blue circular background on a black backdrop.

    "I had a hard time finding quality financial models until I came across The Fractional Analyst. Count me in as a lifelong customer!"

    Jason Beckstrom - Principal

    Beckstrom Company, LLC

  • A portrait of a middle-aged man with gray hair, wearing black glasses, a white shirt, and a blue checkered blazer, smiling at the camera.

    "I needed an equity waterfall added to my financial model. The Fractional Analyst team had a good template. I requested a couple tweaks, which they excecuted to my approval, and got the task done in just a few days."

    Todd Jensen - SVP Investments

    Sila Realty Trust

  • Silhouette of a man in profile against a circular blue background with a black surrounding

    "I work in the Data Center development space. Very few know how to build a data center development model. When I engaged The Fractional Analyst, I wasn't exactly sure what to expect. After just 3 weeks (with regular check-ins), I was blown away but what they had put together. I highly recommend their off-the-shelf and custom financial models."

    Joseph Strobele - Principal

    Crystal Peak Data Centers

  • Black and white photo of a smiling man with short hair, wearing a dark jacket.

    "We didn't have the bandwidth internally to create a financial model, but we desperately needed one. After working with The Fractional Analyst, we got exactly what we needed. Highly recommend!"

    James Alfandre - Principal

    Urban Alfandre

  • A smiling man with light hair outdoors, wearing a plaid shirt.

    "We work with the good ol' boys in real estate that for some reason are still doing $100M deals in their head. We engaged The Fractional analyst to check our partners' assumptions. We are sure grateful for their work!"

    Kirk Walton - Managing Principal

    GPWM Funds

  • A young man in a dark blue pinstripe suit with a white shirt and red tie, posing against a gray background.

    "I had dozens of deals that I needed underwriting and diligence support on. The Fractional Analyst team stepped up and provided that support."

    Tyler Kight - Broker

    The Appanage Group

  • A man in a suit standing in front of a bar or store shelf filled with bottles.

    "I needed two financial feasibility studies done in two totally different markets. The Fractional Analyst team delivered on that request and did a great job, complete with financial models, market research, and stakeholder-ready presentations."

    Johnny Vassallo - Founding Principal

    MOS RE

  • White Stone Development Partners logo with a gold and white color scheme

    "We needed a new multifamily acquisition model. We also needed modeling support in our existing development model. The Fractional Analyst team did a great job on both."

    Whitestone Development Partners

  • A man with a beard and short hair standing outdoors in front of a gray wall, wearing a blue denim shirt over a black t-shirt.

    "Our group is headquartered in Toronto and invests into the States. We relied on underwriting and market research support from The Fractional Analyst. Fantastic team!"

    Jeff Webb - COO

    Made by Gatehouse