-10.5% 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
$530K
Return before costson price
7.16%
est rent $3,164not enough comparablesRange $1,892–$2,300/mo (Q1–Q3)
Cash needed
$248K
deposit + costs
Monthly profit
−$757
net of mgmt + voids
5y Return on your cash
-15.5%
after tax
IRR
-10.5%
cash + capital
Rent Range
$1,892–$2,300
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,892–$2,300/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $132,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$757
after mortgage, operating costs & tax
Income
Monthly rent+$3,164
After 2wk voids: $3,042/mo
Outgoings
Mortgage-$2,645
Operating costs-$1,276
show breakdown ▾
Management (10% of rent)-$316
CapEx reserve (5% of rent)-$158
Council Tax × voids (2w/yr)-$9
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price7.16%
Cash returnon cash-3.66%
Gross margin$1,766
Cash needed$247,952
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.67
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
$37,968
$15,315
$31,735
$0
$0
-$9,082
-$9,082
Year 2
$39,107
$15,775
$31,735
$0
$0
-$8,403
-$17,485
Year 3
$40,280
$16,248
$31,735
$0
$0
-$7,703
-$25,188
Year 4
$41,489
$16,736
$31,735
$0
$0
-$6,982
-$32,170
Year 5
$42,733
$17,238
$31,735
$0
$0
-$6,239
-$38,409
Year 5 disposal
Disposal gain (gross)-$74,076
CGT$0
Net Disposal proceeds$570,534
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 4871.1 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
est rent $3,164/monot enough comparablesRange $1,892–$2,300/mo (Q1–Q3)
Bedrooms
2
2 bath
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,892–$2,300/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $132,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$757
after mortgage, operating costs & tax
Income
Monthly rent+$3,164
After 2wk voids: $3,042/mo
Outgoings
Mortgage-$2,645
Operating costs-$1,276
show breakdown ▾
Management (10% of rent)-$316
CapEx reserve (5% of rent)-$158
Council Tax × voids (2w/yr)-$9
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price7.16%
Cash returnon cash-3.66%
Gross margin$1,766
Cash needed$247,952
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.67
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 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$5,565
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$38,409
Acquisition costs
$248K
25% deposit$132,500
Refurb$101,110
Legal + survey$2,900
Mortgage + broker$8,950
Cash needed$247,952
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