-12.0% 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
$230K
Return before costson price
11.62%
est rent $2,227not enough comparablesRange $1,285–$1,992/mo (Q1–Q3)
Cash needed
$163K
deposit + costs
Monthly profit
+$188
net of mgmt + voids
5y Return on your cash
8.1%
after tax
IRR
-12.0%
cash + capital
Rent Range
$1,285–$1,992
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,285–$1,992/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $57,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$188
after mortgage, operating costs & tax
Income
Monthly rent+$2,227
After 2wk voids: $2,141/mo
Outgoings
Mortgage-$1,148
Operating costs-$892
show breakdown ▾
Management (10% of rent)-$223
CapEx reserve (5% of rent)-$111
Council Tax × voids (2w/yr)-$6
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price11.62%
Cash returnon cash1.38%
Gross margin$1,250
Cash needed$163,085
Monthly profit payback72y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check0.96
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
$26,724
$10,700
$13,772
$0
$428
$1,824
$1,824
Year 2
$27,526
$11,021
$13,772
$0
$519
$2,214
$4,037
Year 3
$28,351
$11,352
$13,772
$0
$613
$2,615
$6,652
Year 4
$29,202
$11,693
$13,772
$0
$710
$3,028
$9,680
Year 5
$30,078
$12,043
$13,772
$0
$810
$3,453
$13,132
Year 5 disposal
Disposal gain (gross)-$89,120
CGT$0
Net Disposal proceeds$247,590
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 Glasgow · 7376 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
est rent $2,227/monot enough comparablesRange $1,285–$1,992/mo (Q1–Q3)
Bedrooms
2
2 bath
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,285–$1,992/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $57,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$188
after mortgage, operating costs & tax
Income
Monthly rent+$2,227
After 2wk voids: $2,141/mo
Outgoings
Mortgage-$1,148
Operating costs-$892
show breakdown ▾
Management (10% of rent)-$223
CapEx reserve (5% of rent)-$111
Council Tax × voids (2w/yr)-$6
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price11.62%
Cash returnon cash1.38%
Gross margin$1,250
Cash needed$163,085
Monthly profit payback72y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check0.96
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
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Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$2,415
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$13,132
Acquisition costs
$163K
25% deposit$57,500
Refurb$100,410
Legal + survey$1,700
Mortgage + broker$4,450
Cash needed$163,085
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