Likely sold or withdrawnWe last saw this listing 91 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
3 BED
3-bed property investor view
422 45th Ave #422, San Francisco, CA 94121 · 1,748 sqft · $829/sqft
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
−$3K/mo
You top up $3K/mo
Price
$1.45M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$529K
Deposit + fees + refurb
Return before costson price5.22%5-yr return on cash -33%Rent est. $6,305 ($5,524–$7,196)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $5,524–$7,196/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · $362,250
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $92,620–$172,700 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $1,086,750 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
-$3,169
after mortgage, operating costs & tax
Rent in$6,305/mo
$6,063Collected
$6,063/mo actually reaches you — the other $243 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$7,230Mortgage$2,244Costs
Outgoings exceed rent — you top up $3,169/mo
Mortgage$7,230
Costs$2,244
Management$631
Maintenance$67
Insurance$40
CapEx reserve$315
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$3,169
Returns
Return before costson price5.22%
Cash returnon cash-7.19%
Gross margin$3,819
Cash needed$529,107
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.53
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
$75,660
$26,927
$86,762
$0
$0
-$38,029
-$38,029
Year 2
$77,930
$27,734
$86,762
$0
$0
-$36,567
-$74,595
Year 3
$80,268
$28,566
$86,762
$0
$0
-$35,061
-$109,656
Year 4
$82,676
$29,423
$86,762
$0
$0
-$33,510
-$143,166
Year 5
$85,156
$30,306
$86,762
$0
$0
-$31,912
-$175,078
Year 5 disposal
Disposal gain (gross)-$54,522
CGT$0
Net Disposal proceeds$1,559,818
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 cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Aberdeen · 8080.5 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
Likely sold or withdrawnWe last saw this listing 91 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
22/100
Marginal
5.22% — verify the rent + comps locally.
5.22% Return before costs — around the area average for this property type.
Monthly profit −$3,169/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Monthly cashflow
−$3K/mo
You top up $3K/mo
Price
$1.45M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$529K
Deposit + fees + refurb
Return before costson price5.22%5-yr return on cash -33%Rent est. $6,305 ($5,524–$7,196)
Bedrooms
3
4 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $5,524–$7,196/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · $362,250
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $92,620–$172,700 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $1,086,750 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
-$3,169
after mortgage, operating costs & tax
Rent in$6,305/mo
$6,063Collected
$6,063/mo actually reaches you — the other $243 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$7,230Mortgage$2,244Costs
Outgoings exceed rent — you top up $3,169/mo
Mortgage$7,230
Costs$2,244
Management$631
Maintenance$67
Insurance$40
CapEx reserve$315
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$3,169
Returns
Return before costson price5.22%
Cash returnon cash-7.19%
Gross margin$3,819
Cash needed$529,107
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.53
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
$75,660
$26,927
$86,762
$0
$0
-$38,029
-$38,029
Year 2
$77,930
$27,734
$86,762
$0
$0
-$36,567
-$74,595
Year 3
$80,268
$28,566
$86,762
$0
$0
-$35,061
-$109,656
Year 4
$82,676
$29,423
$86,762
$0
$0
-$33,510
-$143,166
Year 5
$85,156
$30,306
$86,762
$0
$0
-$31,912
-$175,078
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
$529K
25% deposit$362,250
Refurb$132,660
Legal + survey$3,700
Mortgage + broker$22,735
Cash needed$529,107
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