Real 9.47% return before costs with manageable risks.
Why it works
9.47% return before costs — above-market
Why to be cautious
Monthly profit −$266/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
−$266/mo
You top up $266/mo
Price
$455K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$298K
Deposit + fees + refurb
Return before costson price9.47%5-yr return on cash -3%Rent est. $3,589 ($3,050–$4,223)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $3,050–$4,223/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · $113,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $118,740–$221,480 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $341,249.25 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
-$266
after mortgage, operating costs & tax
Rent in$3,589/mo
$3,451Collected
$3,451/mo actually reaches you — the other $138 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$2,270Mortgage$1,585Costs
Outgoings exceed rent — you top up $266/mo
Mortgage$2,270
Costs$1,585
Management$359
Maintenance$67
Insurance$40
CapEx reserve$179
Voids + council tax$9
Ltd co. accounts$104
Tax—
Shortfall−$266
Returns
Return before costson price9.47%
Cash returnon cash-1.07%
Gross margin$1,866
Cash needed$297,509
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.79
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
$43,068
$19,017
$27,244
$0
$0
-$3,193
-$3,193
Year 2
$44,360
$19,587
$27,244
$0
$0
-$2,471
-$5,664
Year 3
$45,691
$20,175
$27,244
$0
$0
-$1,728
-$7,392
Year 4
$47,062
$20,780
$27,244
$0
$0
-$963
-$8,354
Year 5
$48,473
$21,403
$27,244
$0
$0
-$174
-$8,528
Year 5 disposal
Disposal gain (gross)-$146,562
CGT$0
Net Disposal proceeds$489,797
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 cohort7 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 4996.4 km
Reason
7-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Return before costson price9.47%5-yr return on cash -3%Rent est. $3,589 ($3,050–$4,223)
Bedrooms
7
2 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $3,050–$4,223/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · $113,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $118,740–$221,480 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $341,249.25 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
-$266
after mortgage, operating costs & tax
Rent in$3,589/mo
$3,451Collected
$3,451/mo actually reaches you — the other $138 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$2,270Mortgage$1,585Costs
Outgoings exceed rent — you top up $266/mo
Mortgage$2,270
Costs$1,585
Management$359
Maintenance$67
Insurance$40
CapEx reserve$179
Voids + council tax$9
Ltd co. accounts$104
Tax—
Shortfall−$266
Returns
Return before costson price9.47%
Cash returnon cash-1.07%
Gross margin$1,866
Cash needed$297,509
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.79
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
$43,068
$19,017
$27,244
$0
$0
-$3,193
-$3,193
Year 2
$44,360
$19,587
$27,244
$0
$0
-$2,471
-$5,664
Year 3
$45,691
$20,175
$27,244
$0
$0
-$1,728
-$7,392
Year 4
$47,062
$20,780
$27,244
$0
$0
-$963
-$8,354
Year 5
$48,473
$21,403
$27,244
$0
$0
-$174
-$8,528
What we verified
3 total
3000
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
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
$298K
25% deposit$113,750
Refurb$170,110
Legal + survey$2,150
Mortgage + broker$7,825
Cash needed$297,509
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