-13.1% 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
$1.50M
Return before costson price
4.28%
est rent $5,348not enough comparables
Cash needed
$492K
deposit + costs
Monthly profit
−$5K
net of mgmt + voids
5y Return on your cash
-65.0%
after tax
IRR
-13.1%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from 12 comparables.
Financing
DepositYour cash in — the rest is the mortgage25% · $375,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$5,457
after mortgage, operating costs & tax
Income
Monthly rent+$5,348
After 2wk voids: $5,142/mo
Outgoings
Mortgage-$7,485
Operating costs-$3,320
show breakdown ▾
Management (10% of rent)-$535
CapEx reserve (5% of rent)-$267
Council Tax × voids (2w/yr)-$12
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price4.28%
Cash returnon cash-13.30%
Gross margin$1,822
Cash needed$492,435
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.38
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
$64,176
$39,845
$89,816
$0
$0
-$65,485
-$65,485
Year 2
$66,101
$41,040
$89,816
$0
$0
-$64,755
-$130,239
Year 3
$68,084
$42,271
$89,816
$0
$0
-$64,003
-$194,242
Year 4
$70,127
$43,539
$89,816
$0
$0
-$63,228
-$257,471
Year 5
$72,231
$44,846
$89,816
$0
$0
-$62,431
-$319,901
Year 5 disposal
Disposal gain (gross)$3,333
CGT$633
Net Disposal proceeds$1,614,085
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 5172.1 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
4.28% Return before costs — around the area average for this property type.
Monthly profit −$5,457/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
$1.5M
vs comparable
Return before costs
4.28%
est rent $5,348/monot enough comparables
Bedrooms
2
3 bath
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from 12 comparables.
Financing
DepositYour cash in — the rest is the mortgage25% · $375,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$5,457
after mortgage, operating costs & tax
Income
Monthly rent+$5,348
After 2wk voids: $5,142/mo
Outgoings
Mortgage-$7,485
Operating costs-$3,320
show breakdown ▾
Management (10% of rent)-$535
CapEx reserve (5% of rent)-$267
Council Tax × voids (2w/yr)-$12
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price4.28%
Cash returnon cash-13.30%
Gross margin$1,822
Cash needed$492,435
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.38
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Net Rent by the room yield—
Comparables
sold within 0.5 mi
Location & transport
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PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$15,750
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$319,901
Acquisition costs
$492K
25% deposit$375,000
Refurb$77,685
Legal + survey$3,700
Mortgage + broker$23,500
Cash needed$492,435
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones Estimates not financial advice