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
−$4K/mo
You top up $4K/mo
Price
$1.30M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$587K
Deposit + fees + refurb
Return before costson price4.14%5-yr return on cash -37%Rent est. $4,486 ($4,171–$4,825)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $4,171–$4,825/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · $325,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $162,120–$301,500 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $975,000 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
-$3,809
after mortgage, operating costs & tax
Rent in$4,486/mo
$4,313Collected
$4,313/mo actually reaches you — the other $173 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$6,487Mortgage$1,808Costs
Outgoings exceed rent — you top up $3,809/mo
Mortgage$6,487
Costs$1,808
Management$449
Maintenance$67
Insurance$40
CapEx reserve$224
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$3,809
Returns
Return before costson price4.14%
Cash returnon cash-7.78%
Gross margin$2,506
Cash needed$587,490
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.42
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
$53,832
$21,695
$77,840
$0
$0
-$45,704
-$45,704
Year 2
$55,447
$22,346
$77,840
$0
$0
-$44,740
-$90,443
Year 3
$57,110
$23,017
$77,840
$0
$0
-$43,747
-$134,190
Year 4
$58,824
$23,707
$77,840
$0
$0
-$42,724
-$176,914
Year 5
$60,588
$24,418
$77,840
$0
$0
-$41,670
-$218,584
Year 5 disposal
Disposal gain (gross)-$162,088
CGT$0
Net Disposal proceeds$1,399,422
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 cohort10 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 8243.4 km
Reason
10-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
4.14% Return before costs — around the area average for this property type.
Monthly profit −$3,809/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Monthly cashflow
−$4K/mo
You top up $4K/mo
Price
$1.30M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$587K
Deposit + fees + refurb
Return before costson price4.14%5-yr return on cash -37%Rent est. $4,486 ($4,171–$4,825)
Bedrooms
10
6 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $4,171–$4,825/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · $325,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $162,120–$301,500 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $975,000 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
-$3,809
after mortgage, operating costs & tax
Rent in$4,486/mo
$4,313Collected
$4,313/mo actually reaches you — the other $173 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$6,487Mortgage$1,808Costs
Outgoings exceed rent — you top up $3,809/mo
Mortgage$6,487
Costs$1,808
Management$449
Maintenance$67
Insurance$40
CapEx reserve$224
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$3,809
Returns
Return before costson price4.14%
Cash returnon cash-7.78%
Gross margin$2,506
Cash needed$587,490
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.42
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
$53,832
$21,695
$77,840
$0
$0
-$45,704
-$45,704
Year 2
$55,447
$22,346
$77,840
$0
$0
-$44,740
-$90,443
Year 3
$57,110
$23,017
$77,840
$0
$0
-$43,747
-$134,190
Year 4
$58,824
$23,707
$77,840
$0
$0
-$42,724
-$176,914
Year 5
$60,588
$24,418
$77,840
$0
$0
-$41,670
-$218,584
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
Comparables
sold within 0.5 mi
Location & transport
Loading map…
PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$587K
25% deposit$325,000
Refurb$231,810
Legal + survey$3,700
Mortgage + broker$20,500
Cash needed$587,490
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Auto-saves
Sources: Zillow · County records · GreatSchools Estimates not financial advice