-16.4% 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
$190K
Return before costson price
10.11%
est rent $1,600not enough comparables
Cash needed
$166K
deposit + costs
Monthly profit
+$95
net of mgmt + voids
5y Return on your cash
4.7%
after tax
IRR
-16.4%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $47,475
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$95
after mortgage, operating costs & tax
Income
Monthly rent+$1,600
After 2wk voids: $1,538/mo
Outgoings
Mortgage-$948
Operating costs-$558
show breakdown ▾
Management (10% of rent)-$160
CapEx reserve (5% of rent)-$80
Council Tax × voids (2w/yr)-$5
Insurance-$20
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price10.11%
Cash returnon cash0.68%
Gross margin$981
Cash needed$166,391
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check0.93
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
$19,200
$6,691
$11,371
$0
$216
$923
$923
Year 2
$19,776
$6,891
$11,371
$0
$288
$1,226
$2,148
Year 3
$20,369
$7,098
$11,371
$0
$361
$1,539
$3,688
Year 4
$20,980
$7,311
$11,371
$0
$437
$1,862
$5,549
Year 5
$21,610
$7,530
$11,371
$0
$515
$2,194
$7,743
Year 5 disposal
Disposal gain (gross)-$104,915
CGT$0
Net Disposal proceeds$204,423
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileFamily let
Tenant profilelikely cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 6443.7 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $47,475
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$95
after mortgage, operating costs & tax
Income
Monthly rent+$1,600
After 2wk voids: $1,538/mo
Outgoings
Mortgage-$948
Operating costs-$558
show breakdown ▾
Management (10% of rent)-$160
CapEx reserve (5% of rent)-$80
Council Tax × voids (2w/yr)-$5
Insurance-$20
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price10.11%
Cash returnon cash0.68%
Gross margin$981
Cash needed$166,391
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check0.93
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 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$1,994
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$7,743
Acquisition costs
$166K
25% deposit$47,475
Refurb$113,940
Legal + survey$1,700
Mortgage + broker$3,849
Cash needed$166,391
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