Real 9.08% return before costs with manageable risks.
Why it works
9.08% return before costs — above-market
Why to be cautious
Monthly profit −$234/mo — significantly negative — real recurring drain
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 →
Monthly cashflow
−$234/mo
You top up $234/mo
Price
$410K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$251K
Deposit + fees + refurb
Return before costson price9.08%5-yr return on cash -3%Rent est. $3,104 ($2,813–$3,425)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,813–$3,425/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · $102,500
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $95,535–$178,385 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $307,500 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$234
after mortgage, operating costs & tax
Rent in$3,104/mo
$2,985Collected
$2,985/mo actually reaches you — the other $119 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$2,046Mortgage$1,292Costs
Outgoings exceed rent — you top up $234/mo
Mortgage$2,046
Costs$1,292
Management$310
Maintenance$67
Insurance$40
CapEx reserve$155
Voids + council tax$7
Ltd co. accounts$104
Tax—
Shortfall−$234
Returns
Return before costson price9.08%
Cash returnon cash-1.12%
Gross margin$1,693
Cash needed$250,571
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.79
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.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$37,248
$15,503
$24,550
$0
$0
-$2,805
-$2,805
Year 2
$38,365
$15,968
$24,550
$0
$0
-$2,152
-$4,957
Year 3
$39,516
$16,447
$24,550
$0
$0
-$1,480
-$6,437
Year 4
$40,702
$16,940
$24,550
$0
$0
-$788
-$7,225
Year 5
$41,923
$17,449
$24,550
$0
$0
-$75
-$7,300
Year 5 disposal
Disposal gain (gross)-$115,954
CGT$0
Net Disposal proceeds$441,356
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 · 4988.7 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Return before costson price9.08%5-yr return on cash -3%Rent est. $3,104 ($2,813–$3,425)
Bedrooms
4
2 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,813–$3,425/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · $102,500
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $95,535–$178,385 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $307,500 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$234
after mortgage, operating costs & tax
Rent in$3,104/mo
$2,985Collected
$2,985/mo actually reaches you — the other $119 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$2,046Mortgage$1,292Costs
Outgoings exceed rent — you top up $234/mo
Mortgage$2,046
Costs$1,292
Management$310
Maintenance$67
Insurance$40
CapEx reserve$155
Voids + council tax$7
Ltd co. accounts$104
Tax—
Shortfall−$234
Returns
Return before costson price9.08%
Cash returnon cash-1.12%
Gross margin$1,693
Cash needed$250,571
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.79
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.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$37,248
$15,503
$24,550
$0
$0
-$2,805
-$2,805
Year 2
$38,365
$15,968
$24,550
$0
$0
-$2,152
-$4,957
Year 3
$39,516
$16,447
$24,550
$0
$0
-$1,480
-$6,437
Year 4
$40,702
$16,940
$24,550
$0
$0
-$788
-$7,225
Year 5
$41,923
$17,449
$24,550
$0
$0
-$75
-$7,300
What we verified
3 total
3000
Building condition1▾
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
Comparables
sold within 0.5 mi
Location & transport
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PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$251K
25% deposit$102,500
Refurb$136,960
Legal + survey$2,150
Mortgage + broker$7,150
Cash needed$250,571
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Sources: Zillow · County records · GreatSchools Estimates not financial advice