Monthly profit +$587/mo from completion — the no.1 reason to invest
11.42% return before costs — above-market
Why to be cautious
-14.7% 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
$400K
Return before costson price
11.42%
est rent $3,807not enough comparables
Cash needed
$351K
deposit + costs
Monthly profit
+$587
net of mgmt + voids
5y Return on your cash
10.3%
after tax
IRR
-14.7%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $100,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$587
after mortgage, operating costs & tax
Income
Monthly rent+$3,807
After 2wk voids: $3,661/mo
Outgoings
Mortgage-$1,996
Operating costs-$1,224
show breakdown ▾
Management (10% of rent)-$381
CapEx reserve (5% of rent)-$190
Council Tax × voids (2w/yr)-$7
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price11.42%
Cash returnon cash2.01%
Gross margin$2,436
Cash needed$351,000
Monthly profit payback49y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check1.06
Rent-covers-mortgage check PASS (target 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
$45,684
$14,690
$23,951
$0
$1,338
$5,705
$5,705
Year 2
$47,055
$15,130
$23,951
$0
$1,515
$6,458
$12,164
Year 3
$48,466
$15,584
$23,951
$0
$1,697
$7,234
$19,398
Year 4
$49,920
$16,052
$23,951
$0
$1,884
$8,033
$27,431
Year 5
$51,418
$16,533
$23,951
$0
$2,077
$8,856
$36,287
Year 5 disposal
Disposal gain (gross)-$219,558
CGT$0
Net Disposal proceeds$430,592
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileFamily let
Tenant profilelikely cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 5497.1 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $100,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$587
after mortgage, operating costs & tax
Income
Monthly rent+$3,807
After 2wk voids: $3,661/mo
Outgoings
Mortgage-$1,996
Operating costs-$1,224
show breakdown ▾
Management (10% of rent)-$381
CapEx reserve (5% of rent)-$190
Council Tax × voids (2w/yr)-$7
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price11.42%
Cash returnon cash2.01%
Gross margin$2,436
Cash needed$351,000
Monthly profit payback49y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check1.06
Rent-covers-mortgage check PASS (target 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)5 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$4,200
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$36,287
Acquisition costs
$351K
25% deposit$100,000
Refurb$240,000
Legal + survey$2,150
Mortgage + broker$7,000
Cash needed$351,000
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