-18.9% 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
$7.95M
Return before costson price
79.00%
est rent $5,223not enough comparablesRange $5,529–$7,857/mo (Q1–Q3)
Cash needed
$2.63M
deposit + costs
Monthly profit
−$41K
net of mgmt + voids
5y Return on your cash
-92.8%
after tax
IRR
-18.9%
cash + capital
Rent Range
$5,529–$7,857
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $5,529–$7,857/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $1,987,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$40,549
after mortgage, operating costs & tax
Income
Monthly rent+$5,223
After 2wk voids: $5,022/mo
Outgoings
Mortgage-$39,669
Operating costs-$6,103
show breakdown ▾
Management (10% of rent)-$522
CapEx reserve (5% of rent)-$261
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.79%
Cash returnon cash-18.53%
Gross margin-$1,081
Cash needed$2,626,155
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.08
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
$62,676
$73,237
$476,024
$0
$0
-$486,585
-$486,585
Year 2
$64,556
$75,434
$476,024
$0
$0
-$486,902
-$973,487
Year 3
$66,493
$77,697
$476,024
$0
$0
-$487,228
-$1,460,715
Year 4
$68,488
$80,028
$476,024
$0
$0
-$487,564
-$1,948,279
Year 5
$70,542
$82,429
$476,024
$0
$0
-$487,911
-$2,436,190
Year 5 disposal
Disposal gain (gross)-$5,729
CGT$0
Net Disposal proceeds$8,558,006
What we verified
What we verified
2 total · click to expand
11001 ok · 1 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 Aberdeen · 8074.5 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
est rent $5,223/monot enough comparablesRange $5,529–$7,857/mo (Q1–Q3)
Bedrooms
2
0 bath
What we verified
3 total
1200
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $5,529–$7,857/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $1,987,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$40,549
after mortgage, operating costs & tax
Income
Monthly rent+$5,223
After 2wk voids: $5,022/mo
Outgoings
Mortgage-$39,669
Operating costs-$6,103
show breakdown ▾
Management (10% of rent)-$522
CapEx reserve (5% of rent)-$261
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.79%
Cash returnon cash-18.53%
Gross margin-$1,081
Cash needed$2,626,155
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.08
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$83,475
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$2,436,190
Acquisition costs
$2.6M
25% deposit$1,987,500
Refurb$451,035
Legal + survey$3,700
Mortgage + broker$120,250
Cash needed$2,626,155
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