-12.5% 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
$200K
Return before costson price
9.39%
est rent $1,565not enough comparables
Cash needed
$131K
deposit + costs
Monthly profit
−$25
net of mgmt + voids
5y Return on your cash
1.3%
after tax
IRR
-12.5%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $50,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$25
after mortgage, operating costs & tax
Income
Monthly rent+$1,565
After 2wk voids: $1,505/mo
Outgoings
Mortgage-$998
Operating costs-$592
show breakdown ▾
Management (10% of rent)-$157
CapEx reserve (5% of rent)-$78
Council Tax × voids (2w/yr)-$5
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price9.39%
Cash returnon cash-0.23%
Gross margin$913
Cash needed$130,785
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.85
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
$18,780
$7,099
$11,975
$0
$0
-$295
-$295
Year 2
$19,343
$7,312
$11,975
$0
$11
$45
-$250
Year 3
$19,924
$7,532
$11,975
$0
$79
$338
$88
Year 4
$20,521
$7,758
$11,975
$0
$150
$638
$726
Year 5
$21,137
$7,990
$11,975
$0
$223
$948
$1,674
Year 5 disposal
Disposal gain (gross)-$64,489
CGT$0
Net Disposal proceeds$215,296
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 7248.7 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $50,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$25
after mortgage, operating costs & tax
Income
Monthly rent+$1,565
After 2wk voids: $1,505/mo
Outgoings
Mortgage-$998
Operating costs-$592
show breakdown ▾
Management (10% of rent)-$157
CapEx reserve (5% of rent)-$78
Council Tax × voids (2w/yr)-$5
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price9.39%
Cash returnon cash-0.23%
Gross margin$913
Cash needed$130,785
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.85
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$2,100
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$1,674
Acquisition costs
$131K
25% deposit$50,000
Refurb$74,085
Legal + survey$1,700
Mortgage + broker$4,000
Cash needed$130,785
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