-13.4% 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
$2.00M
Return before costson price
4.04%
est rent $6,709not enough comparables
Cash needed
$787K
deposit + costs
Monthly profit
−$6K
net of mgmt + voids
5y Return on your cash
-44.9%
after tax
IRR
-13.4%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $498,750
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$6,123
after mortgage, operating costs & tax
Income
Monthly rent+$6,709
After 2wk voids: $6,451/mo
Outgoings
Mortgage-$9,955
Operating costs-$2,877
show breakdown ▾
Management (10% of rent)-$671
CapEx reserve (5% of rent)-$335
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price4.04%
Cash returnon cash-9.34%
Gross margin$3,574
Cash needed$786,823
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.41
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
$80,508
$34,529
$119,455
$0
$0
-$73,476
-$73,476
Year 2
$82,923
$35,565
$119,455
$0
$0
-$72,096
-$145,572
Year 3
$85,411
$36,631
$119,455
$0
$0
-$70,676
-$216,248
Year 4
$87,973
$37,730
$119,455
$0
$0
-$69,212
-$285,460
Year 5
$90,612
$38,862
$119,455
$0
$0
-$67,705
-$353,165
Year 5 disposal
Disposal gain (gross)-$102,710
CGT$0
Net Disposal proceeds$2,147,575
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 cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Aberdeen · 7120.4 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
4.04% Return before costs — around the area average for this property type.
Monthly profit −$6,123/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
$2.0M
vs comparable
Return before costs
4.04%
est rent $6,709/monot enough comparables
Bedrooms
5
3 bath
What we verified
3 total
3000
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $498,750
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$6,123
after mortgage, operating costs & tax
Income
Monthly rent+$6,709
After 2wk voids: $6,451/mo
Outgoings
Mortgage-$9,955
Operating costs-$2,877
show breakdown ▾
Management (10% of rent)-$671
CapEx reserve (5% of rent)-$335
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price4.04%
Cash returnon cash-9.34%
Gross margin$3,574
Cash needed$786,823
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.41
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)5 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$20,948
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$353,165
Acquisition costs
$787K
25% deposit$498,750
Refurb$211,685
Legal + survey$3,700
Mortgage + broker$30,925
Cash needed$786,823
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