-16.0% 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
$3.60M
Return before costson price
1.82%
est rent $5,464not enough comparables
Cash needed
$1.17M
deposit + costs
Monthly profit
−$16K
net of mgmt + voids
5y Return on your cash
-81.3%
after tax
IRR
-16.0%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $900,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$15,929
after mortgage, operating costs & tax
Income
Monthly rent+$5,464
After 2wk voids: $5,254/mo
Outgoings
Mortgage-$17,963
Operating costs-$3,430
show breakdown ▾
Management (10% of rent)-$546
CapEx reserve (5% of rent)-$273
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price1.82%
Cash returnon cash-16.39%
Gross margin$1,824
Cash needed$1,165,995
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.19
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
$65,568
$41,157
$215,558
$0
$0
-$191,147
-$191,147
Year 2
$67,535
$42,392
$215,558
$0
$0
-$190,415
-$381,562
Year 3
$69,561
$43,663
$215,558
$0
$0
-$189,660
-$571,222
Year 4
$71,648
$44,973
$215,558
$0
$0
-$188,883
-$760,106
Year 5
$73,797
$46,323
$215,558
$0
$0
-$188,083
-$948,189
Year 5 disposal
Disposal gain (gross)$18,589
CGT$3,532
Net Disposal proceeds$3,871,792
What we verified
What we verified
2 total · click to expand
00020 ok · 0 caution · 0 fail · 2 unknown
Investor
Tenant profileUnknown
Tenant profilelikely cohort
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 8283.4 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $900,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$15,929
after mortgage, operating costs & tax
Income
Monthly rent+$5,464
After 2wk voids: $5,254/mo
Outgoings
Mortgage-$17,963
Operating costs-$3,430
show breakdown ▾
Management (10% of rent)-$546
CapEx reserve (5% of rent)-$273
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price1.82%
Cash returnon cash-16.39%
Gross margin$1,824
Cash needed$1,165,995
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.19
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (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$37,800
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$948,189
Acquisition costs
$1.2M
25% deposit$900,000
Refurb$181,035
Legal + survey$3,700
Mortgage + broker$55,000
Cash needed$1,165,995
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