-9.7% 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
$250K
Return before costson price
10.84%
est rent $2,258not enough comparablesRange $1,753–$2,400/mo (Q1–Q3)
Cash needed
$147K
deposit + costs
Monthly profit
+$85
net of mgmt + voids
5y Return on your cash
5.5%
after tax
IRR
-9.7%
cash + capital
Rent Range
$1,753–$2,400
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,753–$2,400/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $62,498
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$85
after mortgage, operating costs & tax
Income
Monthly rent+$2,258
After 2wk voids: $2,171/mo
Outgoings
Mortgage-$1,247
Operating costs-$926
show breakdown ▾
Management (10% of rent)-$226
CapEx reserve (5% of rent)-$113
Council Tax × voids (2w/yr)-$6
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price10.84%
Cash returnon cash0.69%
Gross margin$1,246
Cash needed$147,332
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check0.90
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
$27,096
$11,106
$14,969
$0
$194
$827
$827
Year 2
$27,909
$11,440
$14,969
$0
$285
$1,216
$2,043
Year 3
$28,746
$11,783
$14,969
$0
$379
$1,616
$3,658
Year 4
$29,609
$12,136
$14,969
$0
$476
$2,028
$5,686
Year 5
$30,497
$12,500
$14,969
$0
$575
$2,453
$8,139
Year 5 disposal
Disposal gain (gross)-$66,791
CGT$0
Net Disposal proceeds$269,109
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 · 7374.3 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
est rent $2,258/monot enough comparablesRange $1,753–$2,400/mo (Q1–Q3)
Bedrooms
2
2 bath
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,753–$2,400/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $62,498
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$85
after mortgage, operating costs & tax
Income
Monthly rent+$2,258
After 2wk voids: $2,171/mo
Outgoings
Mortgage-$1,247
Operating costs-$926
show breakdown ▾
Management (10% of rent)-$226
CapEx reserve (5% of rent)-$113
Council Tax × voids (2w/yr)-$6
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price10.84%
Cash returnon cash0.69%
Gross margin$1,246
Cash needed$147,332
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check0.90
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
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$2,625
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$8,139
Acquisition costs
$147K
25% deposit$62,498
Refurb$79,210
Legal + survey$1,700
Mortgage + broker$4,750
Cash needed$147,332
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