Real 8.49% return before costs with manageable risks.
Why it works
8.49% return before costs — above-market
Why to be cautious
Monthly profit −$278/mo — significantly negative — real recurring drain
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 →
Monthly cashflow
−$278/mo
You top up $278/mo
Price
$260K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$162K
Deposit + fees + refurb
Return before costson price8.49%5-yr return on cash -8%Rent est. $1,838 ($1,455–$2,322)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,455–$2,322/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · $64,975
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $61,480–$115,140 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $194,925 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $200K–$400K
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$278
after mortgage, operating costs & tax
Rent in$1,838/mo
$1,767Collected
$1,767/mo actually reaches you — the other $71 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,297Mortgage$819Costs
Outgoings exceed rent — you top up $278/mo
Mortgage$1,297
Costs$819
Management$184
Maintenance$67
Insurance$28
CapEx reserve$92
Voids + council tax$6
Ltd co. accounts$104
Tax—
Shortfall−$278
Returns
Return before costson price8.49%
Cash returnon cash-2.06%
Gross margin$948
Cash needed$161,732
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.73
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.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$22,056
$9,829
$15,562
$0
$0
-$3,335
-$3,335
Year 2
$22,718
$10,124
$15,562
$0
$0
-$2,968
-$6,304
Year 3
$23,399
$10,428
$15,562
$0
$0
-$2,591
-$8,894
Year 4
$24,101
$10,741
$15,562
$0
$0
-$2,202
-$11,096
Year 5
$24,824
$11,063
$15,562
$0
$0
-$1,801
-$12,897
Year 5 disposal
Disposal gain (gross)-$75,781
CGT$0
Net Disposal proceeds$279,777
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 cohort3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Glasgow · 5326.6 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
Return before costson price8.49%5-yr return on cash -8%Rent est. $1,838 ($1,455–$2,322)
Bedrooms
3
2 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,455–$2,322/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · $64,975
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $61,480–$115,140 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $194,925 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $200K–$400K
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$278
after mortgage, operating costs & tax
Rent in$1,838/mo
$1,767Collected
$1,767/mo actually reaches you — the other $71 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$1,297Mortgage$819Costs
Outgoings exceed rent — you top up $278/mo
Mortgage$1,297
Costs$819
Management$184
Maintenance$67
Insurance$28
CapEx reserve$92
Voids + council tax$6
Ltd co. accounts$104
Tax—
Shortfall−$278
Returns
Return before costson price8.49%
Cash returnon cash-2.06%
Gross margin$948
Cash needed$161,732
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.73
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.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$22,056
$9,829
$15,562
$0
$0
-$3,335
-$3,335
Year 2
$22,718
$10,124
$15,562
$0
$0
-$2,968
-$6,304
Year 3
$23,399
$10,428
$15,562
$0
$0
-$2,591
-$8,894
Year 4
$24,101
$10,741
$15,562
$0
$0
-$2,202
-$11,096
Year 5
$24,824
$11,063
$15,562
$0
$0
-$1,801
-$12,897
What we verified
3 total
3000
Building condition1▾
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
Comparables
sold within 0.5 mi
Location & transport
Loading map…
PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$162K
25% deposit$64,975
Refurb$88,310
Legal + survey$2,150
Mortgage + broker$4,899
Cash needed$161,732
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Auto-saves
Sources: Zillow · County records · GreatSchools Estimates not financial advice