-18.5% 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
$6.30M
Return before costson price
80.00%
est rent $4,193not enough comparables
Cash needed
$1.96M
deposit + costs
Monthly profit
−$32K
net of mgmt + voids
5y Return on your cash
-99.6%
after tax
IRR
-18.5%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $1,575,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$32,488
after mortgage, operating costs & tax
Income
Monthly rent+$4,193
After 2wk voids: $4,032/mo
Outgoings
Mortgage-$31,436
Operating costs-$5,245
show breakdown ▾
Management (10% of rent)-$419
CapEx reserve (5% of rent)-$210
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.80%
Cash returnon cash-19.87%
Gross margin-$1,213
Cash needed$1,961,760
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.08
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
$50,316
$62,943
$377,226
$0
$0
-$389,853
-$389,853
Year 2
$51,825
$64,831
$377,226
$0
$0
-$390,232
-$780,085
Year 3
$53,380
$66,776
$377,226
$0
$0
-$390,622
-$1,170,707
Year 4
$54,982
$68,779
$377,226
$0
$0
-$391,024
-$1,561,731
Year 5
$56,631
$70,842
$377,226
$0
$0
-$391,438
-$1,953,169
Year 5 disposal
Disposal gain (gross)$119,706
CGT$27,972
Net Disposal proceeds$6,753,844
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 cohort6 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 5971.2 km
Reason
6-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
721 Shoals Watch Way, Bald Head Island, NC 28461, Southport, NC 28461
single_family · 6 bed · 6 bath · 3,420 sqft
$6,300,000
est $4,193 · 80.00% gross
1 / 54
70/100
Solid
80.00% — verify the rent + comps locally.
80.00% Return before costs — above-market
Price
$6.3M
vs comparable
Return before costs
80.00%
est rent $4,193/monot enough comparables
Bedrooms
6
6 bath
What we verified
3 total
3000
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $1,575,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$32,488
after mortgage, operating costs & tax
Income
Monthly rent+$4,193
After 2wk voids: $4,032/mo
Outgoings
Mortgage-$31,436
Operating costs-$5,245
show breakdown ▾
Management (10% of rent)-$419
CapEx reserve (5% of rent)-$210
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.80%
Cash returnon cash-19.87%
Gross margin-$1,213
Cash needed$1,961,760
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.08
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)6 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$66,150
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$1,953,169
Acquisition costs
$2.0M
25% deposit$1,575,000
Refurb$232,410
Legal + survey$3,700
Mortgage + broker$95,500
Cash needed$1,961,760
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