Real 7.93% return before costs but flagged risks need pricing in.
Why it works
7.93% return before costs — above-market
Why to be cautious
Monthly profit −$341/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
−$341/mo
You top up $341/mo
Price
$220K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$194K
Deposit + fees + refurb
Return before costson price7.93%5-yr return on cash -9%Rent est. $1,450 ($1,414–$1,487)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,414–$1,487/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · $54,875
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Capped at 60% of $219,500 asking ($131,700). Raw model: $103,930–$193,840. Verify with a surveyor before offering.
Legal + survey ($)
Standard house — $1,100 legal + $600 survey
Mortgage fees ($)
2% product fee on $164,625 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
-$341
after mortgage, operating costs & tax
Rent in$1,450/mo
$1,394Collected
$1,394/mo actually reaches you — the other $56 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,095Mortgage$696Costs
Outgoings exceed rent — you top up $341/mo
Mortgage$1,095
Costs$696
Management$145
Maintenance$67
Insurance$28
CapEx reserve$73
Voids + council tax$6
Ltd co. accounts$104
Tax—
Shortfall−$341
Returns
Return before costson price7.93%
Cash returnon cash-2.11%
Gross margin$698
Cash needed$193,709
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.67
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
$17,400
$8,350
$13,143
$0
$0
-$4,093
-$4,093
Year 2
$17,922
$8,600
$13,143
$0
$0
-$3,821
-$7,914
Year 3
$18,460
$8,858
$13,143
$0
$0
-$3,542
-$11,456
Year 4
$19,013
$9,124
$13,143
$0
$0
-$3,254
-$14,710
Year 5
$19,584
$9,398
$13,143
$0
$0
-$2,957
-$17,666
Year 5 disposal
Disposal gain (gross)-$121,003
CGT$0
Net Disposal proceeds$236,287
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 cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 5403.1 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Return before costson price7.93%5-yr return on cash -9%Rent est. $1,450 ($1,414–$1,487)
Bedrooms
5
3 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,414–$1,487/mo · n=10
Financing
DepositYour cash in — the rest is the mortgage25% · $54,875
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Capped at 60% of $219,500 asking ($131,700). Raw model: $103,930–$193,840. Verify with a surveyor before offering.
Legal + survey ($)
Standard house — $1,100 legal + $600 survey
Mortgage fees ($)
2% product fee on $164,625 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
-$341
after mortgage, operating costs & tax
Rent in$1,450/mo
$1,394Collected
$1,394/mo actually reaches you — the other $56 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,095Mortgage$696Costs
Outgoings exceed rent — you top up $341/mo
Mortgage$1,095
Costs$696
Management$145
Maintenance$67
Insurance$28
CapEx reserve$73
Voids + council tax$6
Ltd co. accounts$104
Tax—
Shortfall−$341
Returns
Return before costson price7.93%
Cash returnon cash-2.11%
Gross margin$698
Cash needed$193,709
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.67
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
$17,400
$8,350
$13,143
$0
$0
-$4,093
-$4,093
Year 2
$17,922
$8,600
$13,143
$0
$0
-$3,821
-$7,914
Year 3
$18,460
$8,858
$13,143
$0
$0
-$3,542
-$11,456
Year 4
$19,013
$9,124
$13,143
$0
$0
-$3,254
-$14,710
Year 5
$19,584
$9,398
$13,143
$0
$0
-$2,957
-$17,666
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
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Acquisition costs
$194K
25% deposit$54,875
Refurb$131,700
Legal + survey$1,700
Mortgage + broker$4,293
Cash needed$193,709
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