Likely sold or withdrawnWe last saw this listing 54 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
↓ PRICE CUT ×1 −6%
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5 BED SINGLE-FAMILY HOMEListed 90d ago
5-bed single_family investor view
88 Drumlin Hill Rd, Bolton, MA 01740 · 4,713 sqft · $254/sqft
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
−$4K/mo
You top up $4K/mo
Price
$1.20M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$613K
Deposit + fees + refurb
Return before costson price4.17%5-yr return on cash -37%Rent est. $4,166 ($4,046–$4,290)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $4,046–$4,290/mo · n=4
Financing
DepositYour cash in — the rest is the mortgage25% · $299,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $196,395–$365,425 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $899,250 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 $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$3,951
after mortgage, operating costs & tax
Rent in$4,166/mo
$4,006Collected
$4,006/mo actually reaches you — the other $160 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$5,983Mortgage$2,134Costs
Outgoings exceed rent — you top up $3,951/mo
Mortgage$5,983
Costs$2,134
Management$417
Maintenance$67
Insurance$40
CapEx reserve$208
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$3,951
Returns
Return before costson price4.17%
Cash returnon cash-7.73%
Gross margin$1,872
Cash needed$613,105
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.40
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
$49,992
$25,610
$71,793
$0
$0
-$47,410
-$47,410
Year 2
$51,492
$26,378
$71,793
$0
$0
-$46,679
-$94,089
Year 3
$53,037
$27,169
$71,793
$0
$0
-$45,925
-$140,015
Year 4
$54,628
$27,984
$71,793
$0
$0
-$45,149
-$185,164
Year 5
$56,266
$28,824
$71,793
$0
$0
-$44,350
-$229,514
Year 5 disposal
Disposal gain (gross)-$216,892
CGT$0
Net Disposal proceeds$1,290,698
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 · 4900.2 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
Likely sold or withdrawnWe last saw this listing 54 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
12/100
Marginal
4.17% — verify the rent + comps locally.
4.17% Return before costs — around the area average for this property type.
Monthly profit −$3,951/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Monthly cashflow
−$4K/mo
You top up $4K/mo
Price
$1.20M
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$613K
Deposit + fees + refurb
Return before costson price4.17%5-yr return on cash -37%Rent est. $4,166 ($4,046–$4,290)
Bedrooms
5
4 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $4,046–$4,290/mo · n=4
Financing
DepositYour cash in — the rest is the mortgage25% · $299,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $196,395–$365,425 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $2,400 legal + $1,300 survey
Mortgage fees ($)
2% product fee on $899,250 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 $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$3,951
after mortgage, operating costs & tax
Rent in$4,166/mo
$4,006Collected
$4,006/mo actually reaches you — the other $160 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$5,983Mortgage$2,134Costs
Outgoings exceed rent — you top up $3,951/mo
Mortgage$5,983
Costs$2,134
Management$417
Maintenance$67
Insurance$40
CapEx reserve$208
Voids + council tax$12
Ltd co. accounts$104
Tax—
Shortfall−$3,951
Returns
Return before costson price4.17%
Cash returnon cash-7.73%
Gross margin$1,872
Cash needed$613,105
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.40
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
$49,992
$25,610
$71,793
$0
$0
-$47,410
-$47,410
Year 2
$51,492
$26,378
$71,793
$0
$0
-$46,679
-$94,089
Year 3
$53,037
$27,169
$71,793
$0
$0
-$45,925
-$140,015
Year 4
$54,628
$27,984
$71,793
$0
$0
-$45,149
-$185,164
Year 5
$56,266
$28,824
$71,793
$0
$0
-$44,350
-$229,514
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
Comparables
sold within 0.5 mi
Location & transport
Loading map…
PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$613K
25% deposit$299,750
Refurb$280,910
Legal + survey$3,700
Mortgage + broker$18,985
Cash needed$613,105
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Sources: Zillow · County records · GreatSchools Estimates not financial advice