Likely sold or withdrawnWe last saw this listing 91 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
2 BED
2-bed property investor view
999 Green St APT 1801, San Francisco, CA 94133 · 1,325 sqft · $2,260/sqft
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−$12K/mo
You top up $12K/mo
Price
$3.00M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$915K
Deposit + fees + refurb
Return before costson price2.63%5-yr return on cash -75%Rent est. $6,569 ($5,358–$8,054)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $5,358–$8,054/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · $748,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $66,415–$124,305 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $2,246,250 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$11,635
after mortgage, operating costs & tax
Rent in$6,569/mo
$6,316Collected
$6,316/mo actually reaches you — the other $253 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$14,944Mortgage$3,260Costs
Outgoings exceed rent — you top up $11,635/mo
Mortgage$14,944
Costs$3,260
Management$657
Maintenance$67
Insurance$40
CapEx reserve$328
Voids + council tax$15
Ltd co. accounts$104
Tax—
Shortfall−$11,635
Returns
Return before costson price2.63%
Cash returnon cash-15.26%
Gross margin$3,056
Cash needed$914,793
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.27
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$78,828
$39,119
$179,332
$0
$0
-$139,623
-$139,623
Year 2
$81,193
$40,292
$179,332
$0
$0
-$138,432
-$278,054
Year 3
$83,629
$41,501
$179,332
$0
$0
-$137,205
-$415,259
Year 4
$86,137
$42,746
$179,332
$0
$0
-$135,941
-$551,200
Year 5
$88,722
$44,028
$179,332
$0
$0
-$134,639
-$685,839
Year 5 disposal
Disposal gain (gross)$70,094
CGT$14,825
Net Disposal proceeds$3,209,229
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 8074.9 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Likely sold or withdrawnWe last saw this listing 91 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
0/100
Marginal
2.63% — verify the rent + comps locally.
2.63% Return before costs — around the area average for this property type.
Monthly profit −$11,635/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Monthly cashflow
−$12K/mo
You top up $12K/mo
Price
$3.00M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$915K
Deposit + fees + refurb
Return before costson price2.63%5-yr return on cash -75%Rent est. $6,569 ($5,358–$8,054)
Bedrooms
2
2 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $5,358–$8,054/mo · n=94
Financing
DepositYour cash in — the rest is the mortgage25% · $748,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $66,415–$124,305 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $2,246,250 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$11,635
after mortgage, operating costs & tax
Rent in$6,569/mo
$6,316Collected
$6,316/mo actually reaches you — the other $253 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$14,944Mortgage$3,260Costs
Outgoings exceed rent — you top up $11,635/mo
Mortgage$14,944
Costs$3,260
Management$657
Maintenance$67
Insurance$40
CapEx reserve$328
Voids + council tax$15
Ltd co. accounts$104
Tax—
Shortfall−$11,635
Returns
Return before costson price2.63%
Cash returnon cash-15.26%
Gross margin$3,056
Cash needed$914,793
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.27
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$78,828
$39,119
$179,332
$0
$0
-$139,623
-$139,623
Year 2
$81,193
$40,292
$179,332
$0
$0
-$138,432
-$278,054
Year 3
$83,629
$41,501
$179,332
$0
$0
-$137,205
-$415,259
Year 4
$86,137
$42,746
$179,332
$0
$0
-$135,941
-$551,200
Year 5
$88,722
$44,028
$179,332
$0
$0
-$134,639
-$685,839
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Location & transport
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PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$915K
25% deposit$748,750
Refurb$95,360
Legal + survey$3,700
Mortgage + broker$45,925
Cash needed$914,793
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Sources: Zillow · County records · GreatSchools Estimates not financial advice