-11.9% 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
$700K
Return before costson price
7.63%
est rent $4,451not enough comparables
Cash needed
$341K
deposit + costs
Monthly profit
−$1K
net of mgmt + voids
5y Return on your cash
-17.8%
after tax
IRR
-11.9%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $174,975
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$1,156
after mortgage, operating costs & tax
Income
Monthly rent+$4,451
After 2wk voids: $4,280/mo
Outgoings
Mortgage-$3,492
Operating costs-$2,115
show breakdown ▾
Management (10% of rent)-$445
CapEx reserve (5% of rent)-$223
Council Tax × voids (2w/yr)-$11
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price7.63%
Cash returnon cash-4.07%
Gross margin$2,165
Cash needed$341,207
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.65
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
$53,412
$25,374
$41,908
$0
$0
-$13,870
-$13,870
Year 2
$55,014
$26,135
$41,908
$0
$0
-$13,029
-$26,899
Year 3
$56,665
$26,919
$41,908
$0
$0
-$12,163
-$39,062
Year 4
$58,365
$27,727
$41,908
$0
$0
-$11,270
-$50,332
Year 5
$60,116
$28,559
$41,908
$0
$0
-$10,351
-$60,683
Year 5 disposal
Disposal gain (gross)-$103,355
CGT$0
Net Disposal proceeds$753,428
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileFamily let
Tenant profilelikely cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Glasgow · 4832.5 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $174,975
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$1,156
after mortgage, operating costs & tax
Income
Monthly rent+$4,451
After 2wk voids: $4,280/mo
Outgoings
Mortgage-$3,492
Operating costs-$2,115
show breakdown ▾
Management (10% of rent)-$445
CapEx reserve (5% of rent)-$223
Council Tax × voids (2w/yr)-$11
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price7.63%
Cash returnon cash-4.07%
Gross margin$2,165
Cash needed$341,207
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.65
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 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$7,349
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$60,683
Acquisition costs
$341K
25% deposit$174,975
Refurb$139,985
Legal + survey$2,900
Mortgage + broker$11,499
Cash needed$341,207
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