In most shops, the sell / hold question gets a rigorous answer once a year — in the annual plan, on numbers that were current whenever someone last had a free week. Then rates move, NOI moves, a broker calls with an unsolicited offer, and the decision gets made on instinct plus a stale model. Playgrounds builds the question into a working app instead: sale proceeds today on one side, projected hold returns on the other, both recalculated from live data whenever you open it.
How It Works
Frame it the way you'd frame it for your committee: five-year hold versus sale today, current debt and prepayment terms, a refinance option, sensitivity on exit cap and rent growth. Playgrounds builds a sell / hold analysis around your assumptions — and keeps them visible, not buried in cell formulas.
Upload the T-12, rent roll, and loan terms, or connect your accounting software so actuals flow in on their own. If the asset is already modeled in a Playgrounds underwriting app, the analyzer reads straight from it.
See IRR on both paths, net proceeds after debt payoff and costs of sale, and where the answer flips as exit caps move. AI agents refresh the inputs as new statements arrive, so the answer in October is as defensible as the one from the annual plan.
What You Can Build
- A single-asset analyzer — today's net proceeds against the projected hold, IRR and equity multiple on both paths, updated as the inputs move.
- A refinance comparison — a cash-out refi as the third path: new loan sizing at current rates, proceeds returned, go-forward returns measured against selling outright.
- An exit cap sensitivity grid — the matrix of hold period against exit cap that shows where sell beats hold, so the debate is about assumptions, not arithmetic.
- A portfolio ranking — every asset scored on its sell-versus-hold spread, so you know which properties to take to market first when you need liquidity.
- An LP-ready summary — the recommendation with the numbers behind it, including how sale proceeds would flow through the distribution waterfall.
Why Generic AI Falls Short Here
Generic AI can debate sell versus hold. It can't run your numbers. Ask ChatGPT or Claude and you'll get a thoughtful essay on the tradeoffs — but it doesn't know your basis, your loan's prepayment penalty, or the exit cap you'd actually defend, and when the chat ends the analysis ends with it. Playgrounds starts from a CRE framework that already understands debt payoff, promote math, and exit assumptions, and what you build is a standing analyzer your team reopens every time the question comes up — which is more often than once a year.
Frequently Asked Questions
What inputs does a sell / hold analyzer need?
The property's current NOI or T-12, the rent roll, your loan terms, your basis, and assumptions for exit cap, costs of sale, and hold-period growth. Upload what you have; the app asks for anything essential that's missing.
Can it model a refinance instead of a sale?
Yes. Most teams add a cash-out refinance as a third path — new loan sizing at today's rates, proceeds returned, and the go-forward hold measured against selling outright. All three paths sit in the same view.
How current do the numbers stay?
As current as your data. Connect your accounting software or upload statements as they arrive, and AI agents refresh NOI and debt figures on schedule. Rate and exit-cap assumptions stay editable, so you can stress the answer any day, not once a year.
Is our property data used to train AI?
No. AI features run under enterprise terms that prohibit training on your inputs. Every record is tenant-scoped, encrypted in transit and at rest, and stays yours.
Free to start, no credit card. Describe the property and see both paths in one view in minutes.
Build it free → See pricing