-20.0% 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
$270K
Return before costson price
5.51%
est rent $1,240not enough comparablesRange $1,164–$1,584/mo (Q1–Q3)
Cash needed
$166K
deposit + costs
Monthly profit
−$869
net of mgmt + voids
5y Return on your cash
-30.3%
after tax
IRR
-20.0%
cash + capital
Rent Range
$1,164–$1,584
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,164–$1,584/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · $67,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$869
after mortgage, operating costs & tax
Income
Monthly rent+$1,240
After 2wk voids: $1,192/mo
Outgoings
Mortgage-$1,347
Operating costs-$762
show breakdown ▾
Management (10% of rent)-$124
CapEx reserve (5% of rent)-$62
Council Tax × voids (2w/yr)-$7
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price5.51%
Cash returnon cash-6.27%
Gross margin$431
Cash needed$166,285
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.46
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
$14,880
$9,140
$16,167
$0
$0
-$10,427
-$10,427
Year 2
$15,326
$9,414
$16,167
$0
$0
-$10,255
-$20,682
Year 3
$15,786
$9,697
$16,167
$0
$0
-$10,078
-$30,760
Year 4
$16,260
$9,988
$16,167
$0
$0
-$9,895
-$40,655
Year 5
$16,748
$10,287
$16,167
$0
$0
-$9,707
-$50,361
Year 5 disposal
Disposal gain (gross)-$79,611
CGT$0
Net Disposal proceeds$290,649
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 cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 7375.1 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
5.51% Return before costs — around the area average for this property type.
Monthly profit −$869/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
$270K
vs comparable
Return before costs
5.51%
est rent $1,240/monot enough comparablesRange $1,164–$1,584/mo (Q1–Q3)
Bedrooms
1
2 bath
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,164–$1,584/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · $67,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$869
after mortgage, operating costs & tax
Income
Monthly rent+$1,240
After 2wk voids: $1,192/mo
Outgoings
Mortgage-$1,347
Operating costs-$762
show breakdown ▾
Management (10% of rent)-$124
CapEx reserve (5% of rent)-$62
Council Tax × voids (2w/yr)-$7
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price5.51%
Cash returnon cash-6.27%
Gross margin$431
Cash needed$166,285
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.46
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)1 bd
If converted
Net Rent by the room yield—
Comparables
sold within 0.5 mi
Location & transport
Loading map…
PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$2,835
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$50,361
Acquisition costs
$166K
25% deposit$67,500
Refurb$92,710
Legal + survey$2,150
Mortgage + broker$5,050
Cash needed$166,285
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