Real 8.18% return before costs with manageable risks.
Why it works
8.18% return before costs — above-market
Why to be cautious
Monthly profit −$279/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
−$279/mo
You top up $279/mo
Price
$185K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$163K
Deposit + fees + refurb
Return before costson price8.18%5-yr return on cash -9%Rent est. $1,261 ($1,164–$1,366)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,164–$1,366/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · $46,250
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Capped at 60% of $185,000 asking ($111,000). Raw model: $83,600–$156,220. Verify with a surveyor before offering.
Legal + survey ($)
Standard house — $1,100 legal + $600 survey
Mortgage fees ($)
2% product fee on $138,750 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 sub-$200K
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$279
after mortgage, operating costs & tax
Rent in$1,261/mo
$1,213Collected
$1,213/mo actually reaches you — the other $49 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$923Mortgage$617Costs
Outgoings exceed rent — you top up $279/mo
Mortgage$923
Costs$617
Management$126
Maintenance$67
Insurance$20
CapEx reserve$63
Voids + council tax$5
Ltd co. accounts$104
Tax—
Shortfall−$279
Returns
Return before costson price8.18%
Cash returnon cash-2.05%
Gross margin$595
Cash needed$163,263
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.68
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
$15,132
$7,408
$11,077
$0
$0
-$3,354
-$3,354
Year 2
$15,586
$7,631
$11,077
$0
$0
-$3,122
-$6,476
Year 3
$16,054
$7,859
$11,077
$0
$0
-$2,883
-$9,359
Year 4
$16,535
$8,095
$11,077
$0
$0
-$2,637
-$11,996
Year 5
$17,031
$8,338
$11,077
$0
$0
-$2,384
-$14,381
Year 5 disposal
Disposal gain (gross)-$102,251
CGT$0
Net Disposal proceeds$199,149
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 Glasgow · 5256.4 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
Return before costson price8.18%5-yr return on cash -9%Rent est. $1,261 ($1,164–$1,366)
Bedrooms
3
2 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,164–$1,366/mo · n=20
Financing
DepositYour cash in — the rest is the mortgage25% · $46,250
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Capped at 60% of $185,000 asking ($111,000). Raw model: $83,600–$156,220. Verify with a surveyor before offering.
Legal + survey ($)
Standard house — $1,100 legal + $600 survey
Mortgage fees ($)
2% product fee on $138,750 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 sub-$200K
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$279
after mortgage, operating costs & tax
Rent in$1,261/mo
$1,213Collected
$1,213/mo actually reaches you — the other $49 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$923Mortgage$617Costs
Outgoings exceed rent — you top up $279/mo
Mortgage$923
Costs$617
Management$126
Maintenance$67
Insurance$20
CapEx reserve$63
Voids + council tax$5
Ltd co. accounts$104
Tax—
Shortfall−$279
Returns
Return before costson price8.18%
Cash returnon cash-2.05%
Gross margin$595
Cash needed$163,263
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.68
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
$15,132
$7,408
$11,077
$0
$0
-$3,354
-$3,354
Year 2
$15,586
$7,631
$11,077
$0
$0
-$3,122
-$6,476
Year 3
$16,054
$7,859
$11,077
$0
$0
-$2,883
-$9,359
Year 4
$16,535
$8,095
$11,077
$0
$0
-$2,637
-$11,996
Year 5
$17,031
$8,338
$11,077
$0
$0
-$2,384
-$14,381
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
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Acquisition costs
$163K
25% deposit$46,250
Refurb$111,000
Legal + survey$1,700
Mortgage + broker$3,775
Cash needed$163,263
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