-11.1% 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
$295K
Return before costson price
10.56%
est rent $2,596not enough comparablesRange $1,673–$2,030/mo (Q1–Q3)
Cash needed
$187K
deposit + costs
Monthly profit
+$85
net of mgmt + voids
5y Return on your cash
4.7%
after tax
IRR
-11.1%
cash + capital
Rent Range
$1,673–$2,030
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,673–$2,030/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $73,725
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$85
after mortgage, operating costs & tax
Income
Monthly rent+$2,596
After 2wk voids: $2,496/mo
Outgoings
Mortgage-$1,471
Operating costs-$1,040
show breakdown ▾
Management (10% of rent)-$260
CapEx reserve (5% of rent)-$130
Council Tax × voids (2w/yr)-$7
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price10.56%
Cash returnon cash0.54%
Gross margin$1,456
Cash needed$187,027
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
$31,152
$12,478
$17,658
$0
$193
$823
$823
Year 2
$32,087
$12,852
$17,658
$0
$300
$1,277
$2,100
Year 3
$33,049
$13,238
$17,658
$0
$409
$1,745
$3,845
Year 4
$34,041
$13,635
$17,658
$0
$522
$2,226
$6,071
Year 5
$35,062
$14,044
$17,658
$0
$638
$2,722
$8,793
Year 5 disposal
Disposal gain (gross)-$90,804
CGT$0
Net Disposal proceeds$317,454
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 · 4957.4 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
est rent $2,596/monot enough comparablesRange $1,673–$2,030/mo (Q1–Q3)
Bedrooms
2
2 bath
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,673–$2,030/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $73,725
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$85
after mortgage, operating costs & tax
Income
Monthly rent+$2,596
After 2wk voids: $2,496/mo
Outgoings
Mortgage-$1,471
Operating costs-$1,040
show breakdown ▾
Management (10% of rent)-$260
CapEx reserve (5% of rent)-$130
Council Tax × voids (2w/yr)-$7
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price10.56%
Cash returnon cash0.54%
Gross margin$1,456
Cash needed$187,027
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
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Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$3,096
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$8,793
Acquisition costs
$187K
25% deposit$73,725
Refurb$105,310
Legal + survey$2,150
Mortgage + broker$5,424
Cash needed$187,027
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