-10.5% 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
$475K
Return before costson price
9.94%
est rent $3,933not enough comparables
Cash needed
$280K
deposit + costs
Monthly profit
−$13
net of mgmt + voids
5y Return on your cash
2.3%
after tax
IRR
-10.5%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $118,725
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$13
after mortgage, operating costs & tax
Income
Monthly rent+$3,933
After 2wk voids: $3,782/mo
Outgoings
Mortgage-$2,370
Operating costs-$1,576
show breakdown ▾
Management (10% of rent)-$393
CapEx reserve (5% of rent)-$197
Council Tax × voids (2w/yr)-$9
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price9.94%
Cash returnon cash-0.05%
Gross margin$2,206
Cash needed$280,495
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.86
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
$47,196
$18,910
$28,436
$0
$0
-$150
-$150
Year 2
$48,612
$19,478
$28,436
$0
$133
$565
$415
Year 3
$50,070
$20,062
$28,436
$0
$299
$1,273
$1,689
Year 4
$51,572
$20,664
$28,436
$0
$470
$2,003
$3,692
Year 5
$53,120
$21,284
$28,436
$0
$646
$2,754
$6,445
Year 5 disposal
Disposal gain (gross)-$124,513
CGT$0
Net Disposal proceeds$511,220
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileFamily let
Tenant profilelikely cohort4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 5061.4 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $118,725
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$13
after mortgage, operating costs & tax
Income
Monthly rent+$3,933
After 2wk voids: $3,782/mo
Outgoings
Mortgage-$2,370
Operating costs-$1,576
show breakdown ▾
Management (10% of rent)-$393
CapEx reserve (5% of rent)-$197
Council Tax × voids (2w/yr)-$9
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price9.94%
Cash returnon cash-0.05%
Gross margin$2,206
Cash needed$280,495
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.86
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 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$4,986
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$6,445
Acquisition costs
$280K
25% deposit$118,725
Refurb$149,185
Legal + survey$2,150
Mortgage + broker$8,124
Cash needed$280,495
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