-12.5% 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
$250K
Return before costson price
9.93%
est rent $2,068not enough comparables
Cash needed
$178K
deposit + costs
Monthly profit
+$162
net of mgmt + voids
5y Return on your cash
6.8%
after tax
IRR
-12.5%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $62,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$162
after mortgage, operating costs & tax
Income
Monthly rent+$2,068
After 2wk voids: $1,988/mo
Outgoings
Mortgage-$1,247
Operating costs-$658
show breakdown ▾
Management (10% of rent)-$207
CapEx reserve (5% of rent)-$103
Council Tax × voids (2w/yr)-$6
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price9.93%
Cash returnon cash1.09%
Gross margin$1,330
Cash needed$178,385
Monthly profit payback91y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check0.95
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
$24,816
$7,902
$14,969
$0
$370
$1,575
$1,575
Year 2
$25,560
$8,139
$14,969
$0
$466
$1,986
$3,561
Year 3
$26,327
$8,383
$14,969
$0
$565
$2,410
$5,971
Year 4
$27,117
$8,635
$14,969
$0
$668
$2,845
$8,816
Year 5
$27,931
$8,894
$14,969
$0
$773
$3,295
$12,111
Year 5 disposal
Disposal gain (gross)-$97,365
CGT$0
Net Disposal proceeds$269,120
What we verified
What we verified
2 total · click to expand
10011 ok · 0 caution · 0 fail · 1 unknown
Investor
Tenant profileUnknownRefurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 3-bath · 1443 sqft
$40k–$78k
$ per sqft
building cost only
$28–$54
Per-item breakdown (4 lines)
Kitchen · Full unit replacement$3,840–$8,640
3 × bathroom · Full strip + retile$9,975–$19,950
Paint + decor$10,101–$18,759
Flooring · Carpet on bedrooms + LVT/laminate downstairs$15,873–$30,303
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Price & sale historyShort-let (SA) contextHousing-benefit (LHA) scheme detail
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
9.93%
+$162
$178,385
6.8%
Low
Feasible
Housing-benefit rent
7.44%
-$348
$178,385
-9.8%
Med
Feasible
Council lease
0.00%
-$1,516
$178,385
-51.6%
Low
Feasible
Refurb & refinance
9.93%
+$162
$191,735
6.3%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabled
Buy, improve & sell
0.00%
-$269
$373,610
-20%
Med
Feasible
⭐ Rent by the room
8.64%
+$381
$199,585
-15.8%
—
Feasible
Comparables
sold within 0.5 mi
Schools & catchment
Acquisition costs
All figures in $
Purchase price$250,000
Deposit (25%)$62,500
Refurb$109,335
Legal + survey$2,150
Mortgage fees$4,750
Total cash neededdeposit + costs (loan covers the rest)$178,385
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Transfer tax at this price
State: SC
Effective rate0.37%
Total at sale$925
Flat 0.37% transfer tax
About this propertyNearby active comparables
Comparable rentals
same beds + type
No nearby rentals matched on postcode prefix + bedrooms + property type.
Other deals nearby
±25% price band
No other nearby investment deals matched on postcode prefix + bedrooms.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $62,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$162
after mortgage, operating costs & tax
Income
Monthly rent+$2,068
After 2wk voids: $1,988/mo
Outgoings
Mortgage-$1,247
Operating costs-$658
show breakdown ▾
Management (10% of rent)-$207
CapEx reserve (5% of rent)-$103
Council Tax × voids (2w/yr)-$6
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price9.93%
Cash returnon cash1.09%
Gross margin$1,330
Cash needed$178,385
Monthly profit payback91y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check0.95
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
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$2,625
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$12,111
Acquisition costs
$178K
25% deposit$62,500
Refurb$109,335
Legal + survey$2,150
Mortgage + broker$4,750
Cash needed$178,385
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Your notes
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Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones Estimates not financial advice