2-bed apartment to rent in Sutton — $2K | Dwelfy

Deals · 30 Torrey Rd #2, Sutton, MA 01590

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Pays from day one — check the rent yourself

Rented normally, you'd make about $1,542 a month, and it holds up.

The rent is our own estimate — worth checking against two or three real local lettings. One month without a tenant wipes out about a month of that profit, so keep a buffer for gaps.

30 Torrey Rd #2, Sutton, MA 01590 · 876 sqft · $2/sqft

2 BED APARTMENTListed 63d ago

$2,100

List price

Monthly profit

+$1,542/mo

Cash needed

$582

+ refurb costs

Return after costs

1004.7%

Cash return

3179.0%

Weak

We could not confirm the local rent, so check it before you offer — the 1200.57% return before costs on price rests on it.

Why it works

Monthly profit +$1,542/mo from completion — the no.1 reason to invest
This is the money left after the mortgage, the running costs and tax — not the rent.It assumes the rent we modelled and the empty weeks we assumed. Change either and it moves. Try your own numbers →
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Lenders test the rent against a stressed rate, not the one you are quoted. This clears it.The cover level is each lender’s own policy, not law — treat it as the shape of the test. See the lender's view →

Why to be cautious

No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.

Research, not financial advice · how we decide →

One card is deliberately absent. Renting it by the room — Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.

Ready to move on this deal?

Generates an offer pack with your numbers & sources — take it to the agent.

Listing seen …

What if…

Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent).

You keep$1,542/mo

Cash in$1,842

Lender905%

Where the rent goes$2,020/mo in

The mortgage 0%Running costs 26%You keep 73%

What you put in$1,842 up front

Deposit 11%Purchase tax 1%Doing it up 26%Fees 62%

Offer

Deposit

Mortgage rate

Standard rental

Rent

Empty weeks a year

Doing it up

Estimated, not surveyed — nobody has been inside.

More assumptions9

Mortgage term

Stress rate

Solicitor + survey

Lender fees

Letting agent

Insurance

Maintenance

Service charge

Ground rent

Where these figures came from15

Offer the asking price$2,100Asking price from listing

Deposit a typical assumption25%Standard 75% LTV for rental

Mortgage rate a typical assumption7.00%5-year fixed (market average) — 7.00% (as of 2026-05).

Rent worked out from local rents$2,101/moEstimated rent from few comparables — verify.

Empty weeks a year a typical assumption2 wksTypical voids for rental

Doing it up a general default, not this property$1,260Capped at 60% of $2,100 asking ($1,260). Raw model: $45,000–$84,670. Verify with a surveyor before offering.

Mortgage term a general default, not this property30 yrs

Stress rate a typical assumption8.00%Fed base + 2pp stress (8.0%)

Solicitor + survey a typical figure, not a quote$2,000Leasehold flat — $1,500 legal + $500 survey

Lender fees a typical figure, not a quote$1,0322% product fee on $1,575 loan + $1,000 booking fee

Letting agent a typical assumption10%Typical rental agency rate

Insurance a typical figure, not a quote$20/moTypical building+landlord cover for sub-$200K

Maintenance a typical figure, not a quote$67/moSemi/flat: $67/mo proxy

Service charge a typical figure, not a quote$150/moLeasehold fallback: $1,800/yr proxy — confirm with managing agent

Ground rent a typical figure, not a quote$25/moLeasehold fallback: $300/yr proxy — confirm in lease

These are this page's own derivation notes, unedited. A figure marked a typical figure, not a quote is our model of a cost for a property of this kind in this area — not a price anybody has given you, and the first thing worth replacing with a real one.

Notes

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List price$2,100