Likely sold or withdrawnWe last saw this listing 99 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
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1 BED SINGLE-FAMILY HOMEListed 154d ago
Solid return with caution flags
296 Ryan Rd, Northampton, MA 01062 · 576 sqft · $460/sqft
Real 7.44% return before costs but flagged risks need pricing in.
Why it works
7.44% return before costs — above-market
Why to be cautious
Monthly profit −$405/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
−$405/mo
You top up $405/mo
Price
$265K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$123K
Deposit + fees + refurb
Return before costson price7.44%5-yr return on cash -17%Rent est. $1,642 ($1,580–$1,706)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,580–$1,706/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · $66,250
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $34,500–$65,170 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $198,750 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 $200K–$400K
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$405
after mortgage, operating costs & tax
Rent in$1,642/mo
$1,579Collected
$1,579/mo actually reaches you — the other $63 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,322Mortgage$724Costs
Outgoings exceed rent — you top up $405/mo
Mortgage$1,322
Costs$724
Management$164
Maintenance$67
Insurance$28
CapEx reserve$82
Voids + council tax$7
Ltd co. accounts$104
Tax—
Shortfall−$405
Returns
Return before costson price7.44%
Cash returnon cash-3.94%
Gross margin$854
Cash needed$123,256
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.66
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
$19,704
$8,693
$15,867
$0
$0
-$4,857
-$4,857
Year 2
$20,295
$8,954
$15,867
$0
$0
-$4,527
-$9,383
Year 3
$20,904
$9,223
$15,867
$0
$0
-$4,186
-$13,570
Year 4
$21,531
$9,500
$15,867
$0
$0
-$3,836
-$17,406
Year 5
$22,177
$9,784
$15,867
$0
$0
-$3,475
-$20,881
Year 5 disposal
Disposal gain (gross)-$37,018
CGT$0
Net Disposal proceeds$285,267
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 cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 4977.3 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Likely sold or withdrawnWe last saw this listing 99 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
54/100
Caution
Real 7.44% — fundamentals work.
7.44% Return before costs — above-market
Monthly cashflow
−$405/mo
You top up $405/mo
Price
$265K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$123K
Deposit + fees + refurb
Return before costson price7.44%5-yr return on cash -17%Rent est. $1,642 ($1,580–$1,706)
Bedrooms
1
1 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,580–$1,706/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · $66,250
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $34,500–$65,170 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $198,750 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 $200K–$400K
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$405
after mortgage, operating costs & tax
Rent in$1,642/mo
$1,579Collected
$1,579/mo actually reaches you — the other $63 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,322Mortgage$724Costs
Outgoings exceed rent — you top up $405/mo
Mortgage$1,322
Costs$724
Management$164
Maintenance$67
Insurance$28
CapEx reserve$82
Voids + council tax$7
Ltd co. accounts$104
Tax—
Shortfall−$405
Returns
Return before costson price7.44%
Cash returnon cash-3.94%
Gross margin$854
Cash needed$123,256
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.66
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
$19,704
$8,693
$15,867
$0
$0
-$4,857
-$4,857
Year 2
$20,295
$8,954
$15,867
$0
$0
-$4,527
-$9,383
Year 3
$20,904
$9,223
$15,867
$0
$0
-$4,186
-$13,570
Year 4
$21,531
$9,500
$15,867
$0
$0
-$3,836
-$17,406
Year 5
$22,177
$9,784
$15,867
$0
$0
-$3,475
-$20,881
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
Loading map…
PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$123K
25% deposit$66,250
Refurb$49,835
Legal + survey$2,150
Mortgage + broker$4,975
Cash needed$123,256
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