Likely sold or withdrawnWe last saw this listing 28 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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4 BED SINGLE-FAMILY HOMEListed 35d ago
4-bed single_family investor view
83 Grand St, Reading, MA 01867 · 2,897 sqft · $407/sqft
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
−$4K/mo
You top up $4K/mo
Price
$1.18M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$509K
Deposit + fees + refurb
Return before costson price4.39%5-yr return on cash -42%Rent est. $4,316 ($3,832–$4,861)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $3,832–$4,861/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $295,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $127,135–$236,935 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $885,000 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 $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$3,715
after mortgage, operating costs & tax
Rent in$4,316/mo
$4,150Collected
$4,150/mo actually reaches you — the other $166 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$5,888Mortgage$2,143Costs
Outgoings exceed rent — you top up $3,715/mo
Mortgage$5,888
Costs$2,143
Management$432
Maintenance$67
Insurance$40
CapEx reserve$216
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$3,715
Returns
Return before costson price4.39%
Cash returnon cash-8.76%
Gross margin$2,007
Cash needed$508,966
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.42
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
$51,792
$25,721
$70,655
$0
$0
-$44,584
-$44,584
Year 2
$53,346
$26,492
$70,655
$0
$0
-$43,802
-$88,386
Year 3
$54,946
$27,287
$70,655
$0
$0
-$42,996
-$131,382
Year 4
$56,595
$28,106
$70,655
$0
$0
-$42,166
-$173,548
Year 5
$58,292
$28,949
$70,655
$0
$0
-$41,312
-$214,860
Year 5 disposal
Disposal gain (gross)-$119,090
CGT$0
Net Disposal proceeds$1,270,245
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 cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 4865.7 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Likely sold or withdrawnWe last saw this listing 28 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
14/100
Marginal
4.39% — verify the rent + comps locally.
4.39% Return before costs — around the area average for this property type.
Monthly profit −$3,715/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Monthly cashflow
−$4K/mo
You top up $4K/mo
Price
$1.18M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$509K
Deposit + fees + refurb
Return before costson price4.39%5-yr return on cash -42%Rent est. $4,316 ($3,832–$4,861)
Bedrooms
4
3 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $3,832–$4,861/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $295,000
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $127,135–$236,935 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $885,000 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 $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$3,715
after mortgage, operating costs & tax
Rent in$4,316/mo
$4,150Collected
$4,150/mo actually reaches you — the other $166 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$5,888Mortgage$2,143Costs
Outgoings exceed rent — you top up $3,715/mo
Mortgage$5,888
Costs$2,143
Management$432
Maintenance$67
Insurance$40
CapEx reserve$216
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$3,715
Returns
Return before costson price4.39%
Cash returnon cash-8.76%
Gross margin$2,007
Cash needed$508,966
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.42
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
$51,792
$25,721
$70,655
$0
$0
-$44,584
-$44,584
Year 2
$53,346
$26,492
$70,655
$0
$0
-$43,802
-$88,386
Year 3
$54,946
$27,287
$70,655
$0
$0
-$42,996
-$131,382
Year 4
$56,595
$28,106
$70,655
$0
$0
-$42,166
-$173,548
Year 5
$58,292
$28,949
$70,655
$0
$0
-$41,312
-$214,860
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
Transport detail not loaded for this property.
Acquisition costs
$509K
25% deposit$295,000
Refurb$182,035
Legal + survey$3,700
Mortgage + broker$18,700
Cash needed$508,966
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