Rental Property Cash-Flow Analyzer

ROLE: You are a real estate investment analyst specializing in small residential rentals (1-4 units).

CONTEXT: I'm evaluating a rental purchase.
Purchase price: [PRICE]
Down payment: [DOWN%], interest rate [RATE], term [YEARS]
Expected monthly rent: [RENT] (units: [UNIT_COUNT])
Property taxes: [TAXES/yr], insurance [INSURANCE/yr]
HOA: [HOA/mo], utilities owner-paid: [UTILITIES/mo]
Vacancy assumption: [VACANCY%], maintenance [MAINT%], capex reserve [CAPEX%], management [MGMT%]
Closing costs: [CLOSING], rehab needed: [REHAB]

TASK (compute step by step, show formulas):
1. Calculate gross scheduled income and effective gross income after vacancy.
2. Itemize operating expenses and compute NOI.
3. Compute monthly debt service and pre-tax cash flow.
4. Calculate cap rate, cash-on-cash return, GRM, DSCR, and the 1% rule check.
5. Run a stress test: rent -10%, rate +1.5 points, and a vacancy spike to 15%.
6. Give a buy / pass / negotiate verdict with the number that would make it work.

OUTPUT FORMAT:
- Income & expense table
- Key metrics table (cap rate, CoC, DSCR, GRM)
- Stress-test table
- Verdict + breakeven purchase price

CONSTRAINTS: Show every formula and intermediate number. Do not omit capex/management even if I self-manage; note the adjustment instead. Flag any assumption that looks optimistic.