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
−$11K/mo
You top up $11K/mo
Price
$2.10M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$1.13M
Deposit + fees + refurb
Return before costson price2.49%5-yr return on cash -56%Rent est. $4,365 ($3,710–$5,136)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $3,710–$5,136/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · $525,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $374,540–$695,180 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $1,575,000 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
-$10,586
after mortgage, operating costs & tax
Rent in$4,365/mo
$4,197Collected
$4,197/mo actually reaches you — the other $168 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$10,479Mortgage$4,473Costs
Outgoings exceed rent — you top up $10,586/mo
Mortgage$10,479
Costs$4,473
Management$437
Maintenance$67
Insurance$40
CapEx reserve$218
Voids + council tax$15
Ltd co. accounts$104
Tax—
Shortfall−$10,586
Returns
Return before costson price2.49%
Cash returnon cash-11.25%
Gross margin-$276
Cash needed$1,129,360
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.22
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
$52,380
$53,672
$125,742
$0
$0
-$127,034
-$127,034
Year 2
$53,951
$55,282
$125,742
$0
$0
-$127,073
-$254,106
Year 3
$55,570
$56,940
$125,742
$0
$0
-$127,112
-$381,219
Year 4
$57,237
$58,648
$125,742
$0
$0
-$127,154
-$508,372
Year 5
$58,954
$60,408
$125,742
$0
$0
-$127,196
-$635,568
Year 5 disposal
Disposal gain (gross)-$419,955
CGT$0
Net Disposal proceeds$2,260,605
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 cohort11 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 5032.2 km
Reason
11-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
2.49% Return before costs — around the area average for this property type.
Monthly profit −$10,586/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Monthly cashflow
−$11K/mo
You top up $11K/mo
Price
$2.10M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$1.13M
Deposit + fees + refurb
Return before costson price2.49%5-yr return on cash -56%Rent est. $4,365 ($3,710–$5,136)
Bedrooms
11
12 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $3,710–$5,136/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · $525,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $374,540–$695,180 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $1,575,000 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
-$10,586
after mortgage, operating costs & tax
Rent in$4,365/mo
$4,197Collected
$4,197/mo actually reaches you — the other $168 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$10,479Mortgage$4,473Costs
Outgoings exceed rent — you top up $10,586/mo
Mortgage$10,479
Costs$4,473
Management$437
Maintenance$67
Insurance$40
CapEx reserve$218
Voids + council tax$15
Ltd co. accounts$104
Tax—
Shortfall−$10,586
Returns
Return before costson price2.49%
Cash returnon cash-11.25%
Gross margin-$276
Cash needed$1,129,360
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.22
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
$52,380
$53,672
$125,742
$0
$0
-$127,034
-$127,034
Year 2
$53,951
$55,282
$125,742
$0
$0
-$127,073
-$254,106
Year 3
$55,570
$56,940
$125,742
$0
$0
-$127,112
-$381,219
Year 4
$57,237
$58,648
$125,742
$0
$0
-$127,154
-$508,372
Year 5
$58,954
$60,408
$125,742
$0
$0
-$127,196
-$635,568
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
Comparables
sold within 0.5 mi
Location & transport
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PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$1.1M
25% deposit$525,000
Refurb$534,860
Legal + survey$3,700
Mortgage + broker$32,500
Cash needed$1,129,360
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