eXp Realty Ryan McMillan, Oregon license 201262100 · Brokered by eXp Realty (541) 941-8301

Southern Oregon income property · Brokered by eXp Realty

Most listings show you the price. We show you the paycheck.

Every Promesa listing is underwritten before it is published, then priced to your loan. Year 1 cash flow beside Year 10, in dollars a month after the loan. Change the down payment, the rate, or who manages it: the Card reworks live.

See the Properties

Featured today1 of 4

Siskiyou Fourplex, photo 1

Sample · Not for Sale · Multifamily

$1,120,000 5.6% cap

Siskiyou Fourplex

610 Siskiyou Boulevard · Ashland, Jackson County, OR

4 units3,900 sq ft$280K / unit4 bathsGarage Yesbuilt 1985

Cash FlowYear 1$444Year 10$2,037a month, after the loan
$1,120,000 5.6% cap

Debt coverage is under the lender's 1.25× line.

LineNowYear 10 proformaProjections for illustration only: not an appraisal, a loan quote or a guarantee. Verify every figure in due diligence. Disclosures
NOI / year$63K$82K
Coverage1.09×1.43×
Equity$392K35% down$882K59%
Return CoC · IRR1.3%8.8%

30-year fixed. Income and value grow 3% a year. Self-managed.

Ask Ryan for the file

Rent roll, trailing twelve, and the lender package.

Figures are estimates from information deemed reliable but not guaranteed. Disclosures.

Buying?

See the monthly check before you see the kitchen.

Every listing shows what the building pays you, year one beside year ten, priced to your own loan. Put any two of ours head to head below.

Compare two properties →

Free to look · no sign-up · numbers update live on the Card

Selling?

Know your number before you list.

Your rents and expenses, the comparable sales near you, and a plain-English value range: the same income math a buyer is about to run on your building.

What's mine Worth?

Free · private · a PDF report by email

Off-market deals go out by Offering Memorandum, under a confidentiality agreement: just ask.

How to read the Card

  1. 1

    Price and our cap. The cap is our net operating income over the price, worked from the rent roll, never copied off a flyer.

  2. 2

    Year 1 beside Year 10. Cash flow a month, after the loan. The two numbers you actually live with.

  3. 3

    Coverage in the lender's colours. Income over the loan payment: gold under 1.25×, red under 1.0×. Try the terms and watch it move.

  4. 4

    Your loan, live. Down payment, rate, management: every number reworks in your browser. Nothing is sent anywhere.

Ten-year hold

Siskiyou Fourplex, drawn out.

Cash flow and your share of the building, year by year

Same terms as the Card: change them up top and this redraws. It follows the property on the Card.

Cash flow after the loan, per year (left axis)Your equity share of the building's value (right axis)

Illustrative. NOI is gross scheduled rent less vacancy and operating expenses; debt service is an amortizing loan at the terms above; cash flow is NOI less debt service; equity is your share of value after paydown and 3% a year appreciation; IRR is the ten-year levered return with 3% rent growth and 6% cost of sale. Not a projection, an offer, or the performance of any specific investment.

Deal Comparer

Two properties. The same loan.

Both sides use your terms from the Card. Change them up top and this table moves with them.

vs.
Figure

The figures are each property's as listed on Our Properties, worked at your terms. Sample properties are illustrative, not for sale.

Selling

What's mine worth?

Scheduled rent, a vacancy, and the costs of running it. The range is that income divided by three cap rates a Southern Oregon buyer actually uses. Self-managed. Not a listing price.

All units, before vacancy.

$

Taxes, insurance, repairs, reserves. Not the mortgage, and not a manager.

$

Five percent is the starting assumption.

5%

Plain-English range

The income supports about $1.38M.

Competitive · 5.75% cap
Middle · 6.5% cap
Careful · 7.25% cap

Get the full valuation, with nearby sales →

An automated estimate from the numbers you type, not an appraisal, a listing price, or an offer. Promesa Investment Properties is brokered by eXp Realty; Ryan McMillan, Oregon license 201262100.

How we're different

What everyone else shows you. What a Promesa Card shows you.

Same building. Different conversation. Four places our cards refuse to look like everyone else's.

1

The headline number

Everyone else

Price, photos, and a cap rate copied off the seller's flyer.

Promesa

Year 1 and Year 10 cash flow a month, after the loan. The two numbers you actually live with, computed from the rent roll, not the flyer.

2

The loan

Everyone else

One fixed scenario, if they show you one at all. Take it or leave it.

Promesa

Your down payment, your rate, your management fee. Every card reprices live in your browser: coverage, cash flow, equity, return. Nothing to request, nothing sent anywhere.

3

The underwriting

Everyone else

Whatever the seller wrote down.

Promesa

Rent roll, T-12, leases, tax statement, checked line by line against the market before anything goes live. If a building does not survive its own numbers, we do not list it.

4

After closing

Everyone else

Gone at the closing table.

Promesa

The people who underwrote it are the people who run it: managed in house, at buildings we can drive to the same day, and reported against the same proforma you bought from.

The method

The Card is the underwriting, not a coat of paint on the price.

Three moves, in order, behind every number on this page.

  1. 01

    Underwrite before it's published

    Rent roll, trailing twelve, taxes, insurance. If a building does not survive its own numbers, it does not get a card.

  2. 02

    Price it to your loan

    Down payment, rate, and who manages it. The monthly check is what is left after the mortgage, not a cap rate in a brochure.

  3. 03

    Put year ten beside year one

    Income and value grow 3% a year. The IRR includes a sale, the cost of that sale, and the loan that is still there.

Free tools

No pitch. Just the math.

The same worksheets we use, free for anyone.

  • What's Mine Worth?

    A valuation for sellers from your rents, your expenses and the recorded sales near you. Plain English, a PDF report by email.

    Value my property →

  • Deal Comparer

    Two of our properties, side by side, priced to the same loan, with a winner on each line.

    Compare two properties →

  • 1031 Deadline Tracker

    Your 45-day and 180-day clocks, counted down from your sale, so you do not miss the exchange.

    Track my exchange →

  • Equity Harvest: TaxFlow

    Watch a loan pay itself down, then harvest the equity on a schedule. Promesa's own refinance planner.

    Plan the harvest →

  • Talk it through

    Fifteen minutes with Ryan. We will tell you straight if income property is not the right move for you.

    Call (541) 941-8301 →

Plain answers

Asked all the time.

No prospectus language. If your question is not here, call: it is a short conversation.

Is "What's mine worth?" an appraisal?
No. It is an automated estimate: what the building's income supports at today's cap rates, and for one to four units, what the recorded sales nearby say. A lender's appraisal is a different document, and an opinion of price from a licensed broker is Ryan's, on request.
What does "coverage" mean?
How many times the building's income covers the loan payment. 1.25× means the income covers the payment with a quarter to spare: the line most lenders draw before they will fund the deal.
Why does the cap rate change when I pick a manager?
The cap is our math: income over price. A manager's fee comes out of the income, so the cap on the sheet moves with it. The price did not change; the paycheck did.
Are the sample buildings for sale?
No. A card marked Sample · Not for Sale is a worked example, so you can see exactly how a Promesa card behaves, every figure recomputed live from the terms you set. Real listings are on Our Properties, and off-market deals go out by Offering Memorandum.
Do you only work in Southern Oregon?
Our listings are in Jackson, Josephine and Klamath counties: buildings we can drive to the same day. The free tools work on any building, anywhere.
What does it cost to talk?
Nothing. Fifteen minutes, no obligation, and we will tell you straight if income property is not the right move for you.

Promesa

INVESTMENT PROPERTIES · BROKERED BY eXp REALTY

Fifteen minutes, no obligation.

We will tell you honestly whether income property, and this team, is the right way to get where you want to go. Buying, selling, or just curious where you stand.

See the Properties Start Onboarding What's mine Worth?

Ryan McMillan, Oregon license 201262100 · Brokered by eXp Realty · (541) 941-8301

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