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.
4 BED
Rent by the room upside on 4-bed
757 44th Ave, San Francisco, CA 94121 · 1,582 sqft · $885/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
−$770/mo
You top up $770/mo
Price
$1.40M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$491K
Deposit + fees + refurb
Return before costson price7.65%5-yr return on cash -5%Rent est. $8,922 ($7,736–$10,290)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $7,736–$10,290/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $350,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $75,410–$141,010 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $1,050,000 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
-$770
after mortgage, operating costs & tax
Rent in$8,922/mo
$8,579Collected
$8,579/mo actually reaches you — the other $343 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$6,986Mortgage$2,706Costs
Outgoings exceed rent — you top up $770/mo
Mortgage$6,986
Costs$2,706
Management$892
Maintenance$67
Insurance$40
CapEx reserve$446
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$770
Returns
Return before costson price7.65%
Cash returnon cash-1.88%
Gross margin$5,872
Cash needed$491,250
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.78
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
$107,064
$32,477
$83,828
$0
$0
-$9,242
-$9,242
Year 2
$110,276
$33,452
$83,828
$0
$0
-$7,004
-$16,246
Year 3
$113,584
$34,455
$83,828
$0
$0
-$4,699
-$20,945
Year 4
$116,992
$35,489
$83,828
$0
$0
-$2,325
-$23,270
Year 5
$120,501
$36,554
$83,828
$0
$23
$97
-$23,173
Year 5 disposal
Disposal gain (gross)-$32,840
CGT$0
Net Disposal proceeds$1,507,070
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileFamily let
Tenant profilelikely cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Aberdeen · 8081.1 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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.
47/100
Caution
7.65% — verify the rent + comps locally.
7.65% Return before costs — above-market
Monthly cashflow
−$770/mo
You top up $770/mo
Price
$1.40M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$491K
Deposit + fees + refurb
Return before costson price7.65%5-yr return on cash -5%Rent est. $8,922 ($7,736–$10,290)
Bedrooms
4
2 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $7,736–$10,290/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $350,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $75,410–$141,010 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $1,050,000 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
-$770
after mortgage, operating costs & tax
Rent in$8,922/mo
$8,579Collected
$8,579/mo actually reaches you — the other $343 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$6,986Mortgage$2,706Costs
Outgoings exceed rent — you top up $770/mo
Mortgage$6,986
Costs$2,706
Management$892
Maintenance$67
Insurance$40
CapEx reserve$446
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$770
Returns
Return before costson price7.65%
Cash returnon cash-1.88%
Gross margin$5,872
Cash needed$491,250
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.78
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
$107,064
$32,477
$83,828
$0
$0
-$9,242
-$9,242
Year 2
$110,276
$33,452
$83,828
$0
$0
-$7,004
-$16,246
Year 3
$113,584
$34,455
$83,828
$0
$0
-$4,699
-$20,945
Year 4
$116,992
$35,489
$83,828
$0
$0
-$2,325
-$23,270
Year 5
$120,501
$36,554
$83,828
$0
$23
$97
-$23,173
What we verified
3 total
3000
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Location & transport
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PropertySchoolsUniversitiesStations
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Acquisition costs
$491K
25% deposit$350,000
Refurb$108,210
Legal + survey$3,700
Mortgage + broker$22,000
Cash needed$491,250
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