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.
⊞ View all 22
1 BED CONDOListed 105d ago
Solid return with caution flags
75 Huntoon Memorial Hwy APT 1-2, Leicester, MA 01524 · 763 sqft · $308/sqft
Real 7.80% return before costs but flagged risks need pricing in.
Why it works
7.80% return before costs — above-market
Why to be cautious
Monthly profit −$318/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
−$318/mo
You top up $318/mo
Price
$235K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$124K
Deposit + fees + refurb
Return before costson price7.80%5-yr return on cash -13%Rent est. $1,528 ($1,431–$1,632)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,431–$1,632/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $58,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $41,045–$77,325 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,100 legal + $600 survey
Mortgage fees ($)
2% product fee on $176,250 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
-$318
after mortgage, operating costs & tax
Rent in$1,528/mo
$1,469Collected
$1,469/mo actually reaches you — the other $59 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,173Mortgage$673Costs
Outgoings exceed rent — you top up $318/mo
Mortgage$1,173
Costs$673
Management$153
Maintenance$67
Insurance$28
CapEx reserve$76
Voids + council tax$6
Ltd co. accounts$104
Tax—
Shortfall−$318
Returns
Return before costson price7.80%
Cash returnon cash-3.07%
Gross margin$796
Cash needed$124,295
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.69
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
$18,336
$8,076
$14,071
$0
$0
-$3,811
-$3,811
Year 2
$18,886
$8,318
$14,071
$0
$0
-$3,503
-$7,314
Year 3
$19,453
$8,567
$14,071
$0
$0
-$3,186
-$10,499
Year 4
$20,036
$8,824
$14,071
$0
$0
-$2,859
-$13,359
Year 5
$20,637
$9,089
$14,071
$0
$0
-$2,523
-$15,882
Year 5 disposal
Disposal gain (gross)-$47,612
CGT$0
Net Disposal proceeds$252,973
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 · 4937.8 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
75 Huntoon Memorial Hwy APT 1-2, Leicester, MA 01524
condo · 1 bed · 1 bath · 763 sqft
$235,000
est $1,528 · 7.80% gross
1 / 22
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.
58/100
Caution
Real 7.80% — fundamentals work.
7.80% Return before costs — above-market
Monthly cashflow
−$318/mo
You top up $318/mo
Price
$235K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$124K
Deposit + fees + refurb
Return before costson price7.80%5-yr return on cash -13%Rent est. $1,528 ($1,431–$1,632)
Bedrooms
1
1 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,431–$1,632/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $58,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $41,045–$77,325 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,100 legal + $600 survey
Mortgage fees ($)
2% product fee on $176,250 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
-$318
after mortgage, operating costs & tax
Rent in$1,528/mo
$1,469Collected
$1,469/mo actually reaches you — the other $59 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,173Mortgage$673Costs
Outgoings exceed rent — you top up $318/mo
Mortgage$1,173
Costs$673
Management$153
Maintenance$67
Insurance$28
CapEx reserve$76
Voids + council tax$6
Ltd co. accounts$104
Tax—
Shortfall−$318
Returns
Return before costson price7.80%
Cash returnon cash-3.07%
Gross margin$796
Cash needed$124,295
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.69
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
$18,336
$8,076
$14,071
$0
$0
-$3,811
-$3,811
Year 2
$18,886
$8,318
$14,071
$0
$0
-$3,503
-$7,314
Year 3
$19,453
$8,567
$14,071
$0
$0
-$3,186
-$10,499
Year 4
$20,036
$8,824
$14,071
$0
$0
-$2,859
-$13,359
Year 5
$20,637
$9,089
$14,071
$0
$0
-$2,523
-$15,882
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
$124K
25% deposit$58,750
Refurb$59,185
Legal + survey$1,700
Mortgage + broker$4,525
Cash needed$124,295
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