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
$120K
Return before costson price
—
Cash needed
$105K
deposit + costs
Monthly profit
−$916
net of mgmt + voids
5y Return on your cash
-53.7%
after tax
IRR
—
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · $29,975
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$916
after mortgage, operating costs & tax
Income
Monthly rent+$0
Outgoings
Mortgage-$598
Operating costs-$318
show breakdown ▾
Management (10% of rent)-$0
CapEx reserve (5% of rent)-$0
Council Tax × voids (2w/yr)-$5
Insurance-$20
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.00%
Cash returnon cash-10.51%
Gross margin-$318
Cash needed$104,613
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.00
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
$0
$3,814
$7,179
$0
$0
-$10,994
-$10,994
Year 2
$0
$3,929
$7,179
$0
$0
-$11,108
-$22,102
Year 3
$0
$4,047
$7,179
$0
$0
-$11,226
-$33,327
Year 4
$0
$4,168
$7,179
$0
$0
-$11,347
-$44,675
Year 5
$0
$4,293
$7,179
$0
$0
-$11,472
-$56,147
Year 5 disposal
Disposal gain (gross)-$66,868
CGT$0
Net Disposal proceeds$129,070
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 · 810 sqft
$22k–$43k
$ per sqft
building cost only
$27–$53
Per-item breakdown (4 lines)
Kitchen · Full unit replacement$3,840–$8,640
1 × bathroom · Full strip + retile$3,325–$6,650
Paint + decor$5,670–$10,530
Flooring · Carpet on bedrooms + LVT/laminate downstairs$8,910–$17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
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
0.00%
-$916
$104,613
-53.7%
Low
Feasible
Housing-benefit rent
0.00%
-$916
$104,613
-53.7%
Med
Feasible
Council lease
0.00%
-$916
$104,613
-53.7%
Low
Feasible
Refurb & refinance
0.00%
-$916
$101,858
-55.1%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabled
Buy, improve & sell
0.00%
-$318
$189,085
-25%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabled
Comparables
sold within 0.5 mi
Schools & catchment
Acquisition costs
All figures in $
Purchase price$119,900
Deposit (25%)$29,975
Refurb$71,940
Legal + survey$1,700
Mortgage fees$2,799
Total cash neededdeposit + costs (loan covers the rest)$104,613
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Transfer tax at this price
State: TX
Effective rate0.00%
Total at sale$0
No state 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.
Monthly profit −$916/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
$120K
vs comparable
Return before costs
—
rent unknown
Bedrooms
—
— bath
What we verified
3 total
0003
Building condition1▾
Refurb costBased on beds + baths + sqftNot stated on the listing
Investor profile2▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · $29,975
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$916
after mortgage, operating costs & tax
Income
Monthly rent+$0
Outgoings
Mortgage-$598
Operating costs-$318
show breakdown ▾
Management (10% of rent)-$0
CapEx reserve (5% of rent)-$0
Council Tax × voids (2w/yr)-$5
Insurance-$20
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.00%
Cash returnon cash-10.51%
Gross margin-$318
Cash needed$104,613
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.00
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$1,259
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$56,147
Acquisition costs
$105K
25% deposit$29,975
Refurb$71,940
Legal + survey$1,700
Mortgage + broker$2,799
Cash needed$104,613
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