-2.5% 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
$573K
Return before costson price
8.40%
est rent $4,010not enough comparables
Cash needed
$215K
deposit + costs
Monthly profit
−$112
net of mgmt + voids
5y Return on your cash
1.2%
after tax
IRR
-2.5%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $143,200
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$112
after mortgage, operating costs & tax
Income
Monthly rent+$4,010
After 2wk voids: $3,856/mo
Outgoings
Mortgage-$2,858
Operating costs-$1,264
show breakdown ▾
Management (10% of rent)-$401
CapEx reserve (5% of rent)-$201
Council Tax × voids (2w/yr)-$9
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price8.40%
Cash returnon cash-0.62%
Gross margin$2,592
Cash needed$214,903
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.83
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
$48,120
$15,165
$34,298
$0
$0
-$1,342
-$1,342
Year 2
$49,564
$15,620
$34,298
$0
$0
-$354
-$1,696
Year 3
$51,051
$16,088
$34,298
$0
$126
$539
-$1,158
Year 4
$52,582
$16,571
$34,298
$0
$326
$1,387
$230
Year 5
$54,159
$17,068
$34,298
$0
$531
$2,263
$2,492
Year 5 disposal
Disposal gain (gross)-$28,734
CGT$0
Net Disposal proceeds$616,607
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileMixed demand
Tenant profilelikely cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 8079.8 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $143,200
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$112
after mortgage, operating costs & tax
Income
Monthly rent+$4,010
After 2wk voids: $3,856/mo
Outgoings
Mortgage-$2,858
Operating costs-$1,264
show breakdown ▾
Management (10% of rent)-$401
CapEx reserve (5% of rent)-$201
Council Tax × voids (2w/yr)-$9
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price8.40%
Cash returnon cash-0.62%
Gross margin$2,592
Cash needed$214,903
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.83
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)1 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$6,014
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$2,492
Acquisition costs
$215K
25% deposit$143,200
Refurb$58,185
Legal + survey$2,900
Mortgage + broker$9,592
Cash needed$214,903
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Your notes
Auto-saves
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones Estimates not financial advice