Real 8.17% return before costs with manageable risks.
Why it works
8.17% return before costs — above-market
Why to be cautious
Monthly profit −$461/mo — significantly negative — real recurring drain
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
−$461/mo
You top up $461/mo
Price
$440K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$230K
Deposit + fees + refurb
Return before costson price8.17%5-yr return on cash -9%Rent est. $2,995 ($2,640–$3,398)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,640–$3,398/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · $109,975
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $73,800–$138,020 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $329,925 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
-$461
after mortgage, operating costs & tax
Rent in$2,995/mo
$2,880Collected
$2,880/mo actually reaches you — the other $115 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$2,195Mortgage$1,261Costs
Outgoings exceed rent — you top up $461/mo
Mortgage$2,195
Costs$1,261
Management$300
Maintenance$67
Insurance$40
CapEx reserve$150
Voids + council tax$7
Ltd co. accounts$104
Tax—
Shortfall−$461
Returns
Return before costson price8.17%
Cash returnon cash-2.40%
Gross margin$1,619
Cash needed$230,182
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.73
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
$35,940
$15,128
$26,340
$0
$0
-$5,528
-$5,528
Year 2
$37,018
$15,582
$26,340
$0
$0
-$4,903
-$10,431
Year 3
$38,129
$16,049
$26,340
$0
$0
-$4,260
-$14,692
Year 4
$39,273
$16,531
$26,340
$0
$0
-$3,598
-$18,290
Year 5
$40,451
$17,026
$26,340
$0
$0
-$2,916
-$21,205
Year 5 disposal
Disposal gain (gross)-$83,215
CGT$0
Net Disposal proceeds$473,543
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 · 5283.7 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
Return before costson price8.17%5-yr return on cash -9%Rent est. $2,995 ($2,640–$3,398)
Bedrooms
3
2 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,640–$3,398/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · $109,975
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $73,800–$138,020 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $329,925 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
-$461
after mortgage, operating costs & tax
Rent in$2,995/mo
$2,880Collected
$2,880/mo actually reaches you — the other $115 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$2,195Mortgage$1,261Costs
Outgoings exceed rent — you top up $461/mo
Mortgage$2,195
Costs$1,261
Management$300
Maintenance$67
Insurance$40
CapEx reserve$150
Voids + council tax$7
Ltd co. accounts$104
Tax—
Shortfall−$461
Returns
Return before costson price8.17%
Cash returnon cash-2.40%
Gross margin$1,619
Cash needed$230,182
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.73
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
$35,940
$15,128
$26,340
$0
$0
-$5,528
-$5,528
Year 2
$37,018
$15,582
$26,340
$0
$0
-$4,903
-$10,431
Year 3
$38,129
$16,049
$26,340
$0
$0
-$4,260
-$14,692
Year 4
$39,273
$16,531
$26,340
$0
$0
-$3,598
-$18,290
Year 5
$40,451
$17,026
$26,340
$0
$0
-$2,916
-$21,205
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
Transport detail not loaded for this property.
Acquisition costs
$230K
25% deposit$109,975
Refurb$105,910
Legal + survey$2,150
Mortgage + broker$7,599
Cash needed$230,182
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