-9.6% 5y IRR — capital outlay disproportionate to returns
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 →
Price
$2.69M
Return before costson price
4.32%
est rent $9,700not enough comparablesRange $5,820–$10,347/mo (Q1–Q3)
Cash needed
$885K
deposit + costs
Monthly profit
−$7K
net of mgmt + voids
5y Return on your cash
-47.7%
after tax
IRR
-9.6%
cash + capital
Rent Range
$5,820–$10,347
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $5,820–$10,347/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · $673,750
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$7,410
after mortgage, operating costs & tax
Income
Monthly rent+$9,700
After 2wk voids: $9,327/mo
Outgoings
Mortgage-$13,447
Operating costs-$3,662
show breakdown ▾
Management (10% of rent)-$970
CapEx reserve (5% of rent)-$485
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price4.32%
Cash returnon cash-10.05%
Gross margin$5,664
Cash needed$885,138
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.44
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.
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$116,400
$43,949
$161,369
$0
$0
-$88,919
-$88,919
Year 2
$119,892
$45,268
$161,369
$0
$0
-$86,745
-$175,664
Year 3
$123,489
$46,626
$161,369
$0
$0
-$84,506
-$260,170
Year 4
$127,193
$48,025
$161,369
$0
$0
-$82,200
-$342,370
Year 5
$131,009
$49,465
$161,369
$0
$0
-$79,825
-$422,196
Year 5 disposal
Disposal gain (gross)$725
CGT$138
Net Disposal proceeds$2,900,972
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 cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Glasgow · 8283.6 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
4.32% Return before costs — around the area average for this property type.
Monthly profit −$7,410/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
$2.7M
vs comparable
Return before costs
4.32%
est rent $9,700/monot enough comparablesRange $5,820–$10,347/mo (Q1–Q3)
Bedrooms
3
3 bath
What we verified
3 total
3000
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $5,820–$10,347/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · $673,750
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$7,410
after mortgage, operating costs & tax
Income
Monthly rent+$9,700
After 2wk voids: $9,327/mo
Outgoings
Mortgage-$13,447
Operating costs-$3,662
show breakdown ▾
Management (10% of rent)-$970
CapEx reserve (5% of rent)-$485
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price4.32%
Cash returnon cash-10.05%
Gross margin$5,664
Cash needed$885,138
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.44
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Net Rent by the room yield—
Comparables
sold within 0.5 mi
Location & transport
Loading map…
PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$28,298
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$422,196
Acquisition costs
$885K
25% deposit$673,750
Refurb$147,785
Legal + survey$3,700
Mortgage + broker$41,425
Cash needed$885,138
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Your notes
Auto-saves
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones Estimates not financial advice