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Hosted by Louis Hiza · 🇺🇸 US · EN-US · 20 episodes
Established thought leaders with verified media credentials.
Beyond IRR is a real estate investing podcast focused on what actually drives performance — not just the headline returns. Hosted by the team behind BHPA, this show breaks down the metrics, structures, and assumptions behind real estate deals. Each episode goes deeper into topics like IRR, cash flow durability, leverage risk, volatility, capital structure, and exit sensitivity — helping investors think more critically about how returns are generated. If you want to move beyond surface-level analysis and understand the mechanics behind the numbers, this podcast is for you.
Louis Hiza hosts Beyond IRR, a business show with 20 episodes published.
The distribution waterfall is the most important section of any real estate operating agreement and the one most investors either skim past or misunderstand entirely. It defines how every dollar of cash flow and every do
Every assumption in your underwriting will be wrong. The question is not whether your model is accurate. It is whether your deal survives the range of outcomes that reality is likely to produce. Most operators build a si
The Federal Reserve held rates steady yesterday — but the signal matters more than the decision. In his first meeting as Fed Chair, Kevin Warsh delivered a hawkish message that changes the math for real estate investors:
5.8% of U.S. home listings were pulled off the market in April 2026 — the highest delisting rate since the pandemic shutdowns. Meanwhile, markets are pricing a 96-98% probability that the Fed holds rates steady at its Ju
Almost every lender in commercial real estate uses debt yield to evaluate your deal. Almost no independent operator tracks it on their own. That gap — between what you are measuring and what your lender is measuring — is
The multifamily pipeline is contracting. Starts have dropped. Construction costs have moved sharply higher. And tariffs on steel, lumber, and imported building materials are adding cost pressure that most developers did
Operating expenses are up. Most operators know this. What most operators don't know is exactly how much their expense growth is outpacing their revenue — and what that gap is costing them in NOI, asset value, and refinan
Cash-on-Cash Return may tell you how a deal performed when you bought it — but Yield on Equity tells you how your capital is performing today. In this episode of Beyond IRR, we examine why many real estate investors unkn
Most real estate investors track occupancy. Very few track the number that actually matters: the occupancy rate at which their property stops covering its costs. That number — break-even occupancy — is one of the cleares
Getting refinanced in today's environment is not difficult if you are prepared. It is nearly impossible if you are not. The operators closing permanent loans right now started preparing twelve months before their bridge
The rate cut thesis has been wrong — repeatedly and expensively — for longer than most investors budgeted for. In this episode, Louis walks through how to underwrite a deal in two scenarios: one where rates stay flat for
Two properties can have identical cap rates—and completely different risk profiles. In this episode, we unpack why cap rate is simply a snapshot of performance, not a measure of stability or safety. By looking beyond the
CRE lending is projected to hit $805 billion in 2026 — a 38 percent increase from last year. Multifamily supply is contracting. Capital is moving again. By most headline measures, the recovery is here. But national recov
The DSCR refinance window is quietly opening—but it’s not a rising tide lifting all boats. In this episode, we break down the emerging divide between operators who can access sub-7% DSCR debt and those still stuck in 202
Most real estate deals look their best in “stabilized” Year-3 projections—but those numbers often rely on multiple assumptions all going right at the same time. In this episode, we break down the hidden risk inside pro f
In this episode, we explore the critical difference between return on capital and return of capital, and why confusing the two can lead investors to misjudge a deal’s true performance. We break down how distributions can
DSCR is one of the most talked-about metrics in real estate — and for good reason. It answers the most basic question every leveraged investor feels: can this property pay the mortgage? In this episode, Louis Hiza breaks
Not all metrics are equal — and not all metrics should guide decisions. In this episode, we introduce the BHPA Metric Hierarchy, a framework that organizes real estate metrics based on causality rather than popularity. W
Average cash flow is one of the most commonly cited metrics in real estate — and one of the most misleading. In this episode, we examine why averages hide volatility, obscure downside risk, and fail to reflect the real i
IRR is the most cited metric in private real estate investing — but what is it actually telling you? In this episode, we break down how Internal Rate of Return works, why it heavily rewards early cash flows, and how refi
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Beyond IRR is hosted by Louis Hiza. The show is categorised under business (investing) and has published 20 episodes.
Beyond IRR has published 20 episodes.
Beyond IRR regularly covers business, investing. It sits in the business category, with a investing focus.
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Episodes of Beyond IRR average 22 minutes. a focused format where a clear narrative arc and tight preparation matter most.
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