Why is it important to consider both unlevered and levered investment returns?

• A. Because real estate is typically highly levered
• B. Because debt financing has no impact on returns
• C. Because equity always dominates debt
• D. Because taxes are the sole driver of returns

Answer: (A)

Leverage changes what investors actually earn, so you need both measures to get a complete view. Unlevered returns capture how the property performs on its own, without financing, showing the true operating quality and market risk of the asset. Levered returns incorporate debt service and the equity investor’s position, revealing how loan terms, interest rates, and the tax shield on interest affect cash flows, cash-on-cash returns, and IRR. Real estate is typically financed with debt, so leverage can amplify gains when things go well but also magnify losses if performance falters, making both perspectives essential for fair comparison and risk assessment. While debt financing provides tax shields, and these can boost after-tax returns, taxes are not the sole driver, and financing clearly influences returns, not just the asset’s operating performance.