-17.1% 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
$134K
Return before costson price
11.36%
est rent $1,268not enough comparables
Cash needed
$117K
deposit + costs
Monthly profit
+$17
net of mgmt + voids
5y Return on your cash
2.5%
after tax
IRR
-17.1%
cash + capital
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $33,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$17
after mortgage, operating costs & tax
Income
Monthly rent+$1,268
After 2wk voids: $1,219/mo
Outgoings
Mortgage-$669
Operating costs-$582
show breakdown ▾
Management (10% of rent)-$127
CapEx reserve (5% of rent)-$63
Council Tax × voids (2w/yr)-$5
Insurance-$20
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price11.36%
Cash returnon cash0.18%
Gross margin$637
Cash needed$117,451
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check0.88
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
$15,216
$6,986
$8,024
$0
$39
$168
$168
Year 2
$15,672
$7,195
$8,024
$0
$86
$368
$535
Year 3
$16,143
$7,411
$8,024
$0
$134
$574
$1,109
Year 4
$16,627
$7,634
$8,024
$0
$184
$786
$1,895
Year 5
$17,126
$7,863
$8,024
$0
$236
$1,004
$2,898
Year 5 disposal
Disposal gain (gross)-$74,532
CGT$0
Net Disposal proceeds$144,248
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 5246.6 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Estimated rent from few comparables — verify.
Financing
DepositYour cash in — the rest is the mortgage25% · $33,500
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$17
after mortgage, operating costs & tax
Income
Monthly rent+$1,268
After 2wk voids: $1,219/mo
Outgoings
Mortgage-$669
Operating costs-$582
show breakdown ▾
Management (10% of rent)-$127
CapEx reserve (5% of rent)-$63
Council Tax × voids (2w/yr)-$5
Insurance-$20
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price11.36%
Cash returnon cash0.18%
Gross margin$637
Cash needed$117,451
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check0.88
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
Loading map…
PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$1,407
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$2,898
Acquisition costs
$117K
25% deposit$33,500
Refurb$80,400
Legal + survey$1,700
Mortgage + broker$3,010
Cash needed$117,451
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Your notes
Auto-saves
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones Estimates not financial advice