Real 9.66% return before costs with manageable risks.
Why it works
9.66% return before costs — above-market
Why to be cautious
-17.0% 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
$340K
Return before costson price
9.66%
est rent $2,617not enough comparablesRange $2,224–$3,079/mo (Q1–Q3)
Cash needed
$297K
deposit + costs
Monthly profit
+$34
net of mgmt + voids
5y Return on your cash
2.3%
after tax
IRR
-17.0%
cash + capital
Rent Range
$2,224–$3,079
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,224–$3,079/mo · n=2
Financing
DepositYour cash in — the rest is the mortgage25% · $84,988
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$34
after mortgage, operating costs & tax
Income
Monthly rent+$2,617
After 2wk voids: $2,516/mo
Outgoings
Mortgage-$1,696
Operating costs-$887
show breakdown ▾
Management (10% of rent)-$262
CapEx reserve (5% of rent)-$131
Council Tax × voids (2w/yr)-$7
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price9.24%
Cash returnon cash0.14%
Gross margin$1,630
Cash needed$296,606
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
$31,404
$10,642
$20,355
$0
$77
$330
$330
Year 2
$32,346
$10,961
$20,355
$0
$196
$834
$1,163
Year 3
$33,317
$11,290
$20,355
$0
$318
$1,353
$2,516
Year 4
$34,316
$11,629
$20,355
$0
$443
$1,889
$4,405
Year 5
$35,345
$11,978
$20,355
$0
$572
$2,440
$6,846
Year 5 disposal
Disposal gain (gross)-$186,920
CGT$0
Net Disposal proceeds$365,949
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 cohort5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Glasgow · 6005 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
est rent $2,617/monot enough comparablesRange $2,224–$3,079/mo (Q1–Q3)
Bedrooms
5
2 bath
What we verified
3 total
3000
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,224–$3,079/mo · n=2
Financing
DepositYour cash in — the rest is the mortgage25% · $84,988
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
+$34
after mortgage, operating costs & tax
Income
Monthly rent+$2,617
After 2wk voids: $2,516/mo
Outgoings
Mortgage-$1,696
Operating costs-$887
show breakdown ▾
Management (10% of rent)-$262
CapEx reserve (5% of rent)-$131
Council Tax × voids (2w/yr)-$7
Insurance-$28
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price9.24%
Cash returnon cash0.14%
Gross margin$1,630
Cash needed$296,606
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+)5 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$3,569
Annual rental tax$0
CGT yr 5$0 · company level
5y net total$6,846
Acquisition costs
$297K
25% deposit$84,988
Refurb$203,970
Legal + survey$2,150
Mortgage + broker$6,099
Cash needed$296,606
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