Real 7.52% return before costs but flagged risks need pricing in.
Why it works
7.52% return before costs — above-market
Why to be cautious
Monthly profit −$403/mo — significantly negative — real recurring drain
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
−$403/mo
You top up $403/mo
Price
$395K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$183K
Deposit + fees + refurb
Return before costson price7.52%5-yr return on cash -10%Rent est. $2,474 ($2,220–$2,757)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,220–$2,757/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · $98,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $49,580–$93,040 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $296,250 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 $200K–$400K
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$403
after mortgage, operating costs & tax
Rent in$2,474/mo
$2,379Collected
$2,379/mo actually reaches you — the other $95 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,971Mortgage$906Costs
Outgoings exceed rent — you top up $403/mo
Mortgage$1,971
Costs$906
Management$247
Maintenance$67
Insurance$28
CapEx reserve$124
Voids + council tax$7
Ltd co. accounts$104
Tax—
Shortfall−$403
Returns
Return before costson price7.52%
Cash returnon cash-2.64%
Gross margin$1,473
Cash needed$183,293
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.72
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
$29,688
$10,871
$23,652
$0
$0
-$4,835
-$4,835
Year 2
$30,579
$11,197
$23,652
$0
$0
-$4,270
-$9,105
Year 3
$31,496
$11,533
$23,652
$0
$0
-$3,689
-$12,793
Year 4
$32,441
$11,879
$23,652
$0
$0
-$3,090
-$15,883
Year 5
$33,414
$12,235
$23,652
$0
$0
-$2,473
-$18,356
Year 5 disposal
Disposal gain (gross)-$51,151
CGT$0
Net Disposal proceeds$425,209
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 Aberdeen · 7125.2 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Return before costson price7.52%5-yr return on cash -10%Rent est. $2,474 ($2,220–$2,757)
Bedrooms
2
2 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,220–$2,757/mo · n=71
Financing
DepositYour cash in — the rest is the mortgage25% · $98,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $49,580–$93,040 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $296,250 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 $200K–$400K
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$403
after mortgage, operating costs & tax
Rent in$2,474/mo
$2,379Collected
$2,379/mo actually reaches you — the other $95 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,971Mortgage$906Costs
Outgoings exceed rent — you top up $403/mo
Mortgage$1,971
Costs$906
Management$247
Maintenance$67
Insurance$28
CapEx reserve$124
Voids + council tax$7
Ltd co. accounts$104
Tax—
Shortfall−$403
Returns
Return before costson price7.52%
Cash returnon cash-2.64%
Gross margin$1,473
Cash needed$183,293
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.72
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
$29,688
$10,871
$23,652
$0
$0
-$4,835
-$4,835
Year 2
$30,579
$11,197
$23,652
$0
$0
-$4,270
-$9,105
Year 3
$31,496
$11,533
$23,652
$0
$0
-$3,689
-$12,793
Year 4
$32,441
$11,879
$23,652
$0
$0
-$3,090
-$15,883
Year 5
$33,414
$12,235
$23,652
$0
$0
-$2,473
-$18,356
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
Comparables
sold within 0.5 mi
Location & transport
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PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$183K
25% deposit$98,750
Refurb$71,310
Legal + survey$2,150
Mortgage + broker$6,925
Cash needed$183,293
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