Back into the price that hits your return
Lesson 11 of 13 · Commercial deals
1 · Learn the move · Cognitive verifier
Sellers name a price; disciplined buyers name a return and solve for price. But a levered IRR can't be nailed with back-of-envelope math. It needs a real cash-flow model. So the skill is two moves: make AI set up the reverse-solve and show every step, then make it check its own number. Label the result a directional starting point, not an offer price, and tell you exactly what to re-run in a model before you negotiate.
You are an analyst. What should I pay for this to hit a 14% IRR? [deal]
2 · Your turn. You write the prompt
A 15,000 SF flex-industrial building is listed at $3.4M. You need a 14% levered IRR. Instead of arguing the ask, you want the price that gets you there. Write a prompt that reverse-engineers it. Without kidding yourself the number is precise.
Remember: the AI sees only your prompt, not this page. If the situation isn't in your prompt, it doesn't exist.
Optional. These shape the output when you run your prompt below, not your score.