-12.4% 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
$400K
Return before costson price
7.08%
est rent $2,360not enough comparables
Cash needed
$216K
deposit + costs
Monthly profit
−$521
net of mgmt + voids
5y Return on your cash
-11.9%
after tax
IRR
-12.4%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $100,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$521
after mortgage, operating costs & tax
Income
Monthly rent+$2,360
After 2wk voids: $2,269/mo
Outgoings
Mortgage-$1,996
Operating costs-$885
show breakdown ▾
Management (10% of rent)-$236
CapEx reserve (5% of rent)-$118
Council Tax × voids (2w/yr)-$7
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price7.08%
Cash returnon cash-2.89%
Gross margin$1,384
Cash needed$215,830
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.68
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
$28,320
$10,617
$23,951
$0
$0
-$6,248
-$6,248
Year 2
$29,170
$10,936
$23,951
$0
$0
-$5,717
-$11,965
Year 3
$30,045
$11,264
$23,951
$0
$0
-$5,170
-$17,135
Year 4
$30,946
$11,602
$23,951
$0
$0
-$4,607
-$21,742
Year 5
$31,874
$11,950
$23,951
$0
$0
-$4,026
-$25,768
Year 5 disposal
Disposal gain (gross)-$85,068
CGT$0
Net Disposal proceeds$430,592
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileFamily let
Tenant profilelikely cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Glasgow · 5593.1 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $100,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$521
after mortgage, operating costs & tax
Income
Monthly rent+$2,360
After 2wk voids: $2,269/mo
Outgoings
Mortgage-$1,996
Operating costs-$885
show breakdown ▾
Management (10% of rent)-$236
CapEx reserve (5% of rent)-$118
Council Tax × voids (2w/yr)-$7
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price7.08%
Cash returnon cash-2.89%
Gross margin$1,384
Cash needed$215,830
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.68
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
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PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$4,200
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$25,768
Acquisition costs
$216K
25% deposit$100,000
Refurb$105,510
Legal + survey$2,150
Mortgage + broker$7,000
Cash needed$215,830
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones Estimates not financial advice