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
$4.50M
Return before costson price
1.13%
est rent $4,239not enough comparables
Cash needed
$1.76M
deposit + costs
Monthly profit
−$22K
net of mgmt + voids
5y Return on your cash
-74.9%
after tax
IRR
—
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $1,125,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$21,976
after mortgage, operating costs & tax
Income
Monthly rent+$4,239
After 2wk voids: $4,076/mo
Outgoings
Mortgage-$22,454
Operating costs-$3,761
show breakdown ▾
Management (10% of rent)-$424
CapEx reserve (5% of rent)-$212
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price1.13%
Cash returnon cash-15.01%
Gross margin$315
Cash needed$1,757,335
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.12
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
$50,868
$45,137
$269,448
$0
$0
-$263,716
-$263,716
Year 2
$52,394
$46,491
$269,448
$0
$0
-$263,544
-$527,260
Year 3
$53,966
$47,886
$269,448
$0
$0
-$263,367
-$790,628
Year 4
$55,585
$49,322
$269,448
$0
$0
-$263,185
-$1,053,812
Year 5
$57,252
$50,802
$269,448
$0
$0
-$262,997
-$1,316,809
Year 5 disposal
Disposal gain (gross)-$275,680
CGT$0
Net Disposal proceeds$4,844,155
What we verified
What we verified
2 total · click to expand
00020 ok · 0 caution · 0 fail · 2 unknown
Investor
Tenant profileUnknownRefurb costUnknown
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 1-bath · 10102 sqft
$189k–$359k
$ per sqft
building cost only
$19–$36
Per-item breakdown (4 lines)
Kitchen · Full unit replacement$3,840–$8,640
1 × bathroom · Full strip + retile$3,325–$6,650
Paint + decor$70,714–$131,326
Flooring · Carpet on bedrooms + LVT/laminate downstairs$111,122–$212,142
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
1.13%
-$21,976
$1,757,335
-74.9%
Low
Feasible
Housing-benefit rent
0.85%
-$23,022
$1,757,335
-78.7%
Med
Feasible
Council lease
0.00%
-$25,416
$1,757,335
-87.4%
Low
Feasible
Refurb & refinance
1.13%
-$21,976
$1,764,985
-74.6%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabled
Buy, improve & sell
0.00%
-$2,962
$5,038,735
5%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabled
Comparables
sold within 0.5 mi
Schools & catchment
Acquisition costs
All figures in $
Purchase price$4,500,000
Deposit (25%)$1,125,000
Refurb$526,135
Legal + survey$3,700
Mortgage fees$68,500
Total cash neededdeposit + costs (loan covers the rest)$1,757,335
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Transfer tax at this price
State: CA
Effective rate0.11%
Total at sale$4,950
Flat 0.11% 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.
1.13% Return before costs — around the area average for this property type.
Monthly profit −$21,976/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
$4.5M
vs comparable
Return before costs
1.13%
est rent $4,239/monot enough comparables
Bedrooms
—
0 bath
What we verified
3 total
0003
Building condition1▾
Refurb costBased on beds + baths + sqftNot stated on the listing
Investor profile2▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $1,125,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$21,976
after mortgage, operating costs & tax
Income
Monthly rent+$4,239
After 2wk voids: $4,076/mo
Outgoings
Mortgage-$22,454
Operating costs-$3,761
show breakdown ▾
Management (10% of rent)-$424
CapEx reserve (5% of rent)-$212
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price1.13%
Cash returnon cash-15.01%
Gross margin$315
Cash needed$1,757,335
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.12
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (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$47,250
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$1,316,809
Acquisition costs
$1.8M
25% deposit$1,125,000
Refurb$526,135
Legal + survey$3,700
Mortgage + broker$68,500
Cash needed$1,757,335
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