-10.8% 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
$499K
Return before costson price
5.26%
est rent $2,188not enough comparablesRange $1,947–$2,365/mo (Q1–Q3)
Cash needed
$196K
deposit + costs
Monthly profit
−$1K
net of mgmt + voids
5y Return on your cash
-33.5%
after tax
IRR
-10.8%
cash + capital
Rent Range
$1,947–$2,365
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,947–$2,365/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $124,750
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$1,176
after mortgage, operating costs & tax
Income
Monthly rent+$2,188
After 2wk voids: $2,104/mo
Outgoings
Mortgage-$2,490
Operating costs-$874
show breakdown ▾
Management (10% of rent)-$219
CapEx reserve (5% of rent)-$109
Council Tax × voids (2w/yr)-$9
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price5.26%
Cash returnon cash-7.20%
Gross margin$1,230
Cash needed$195,912
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.52
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
$26,256
$10,491
$29,879
$0
$0
-$14,113
-$14,113
Year 2
$27,044
$10,805
$29,879
$0
$0
-$13,640
-$27,754
Year 3
$27,855
$11,130
$29,879
$0
$0
-$13,153
-$40,907
Year 4
$28,691
$11,464
$29,879
$0
$0
-$12,652
-$53,559
Year 5
$29,551
$11,807
$29,879
$0
$0
-$12,135
-$65,694
Year 5 disposal
Disposal gain (gross)-$33,352
CGT$0
Net Disposal proceeds$537,163
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 cohort1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Aberdeen · 8100.4 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
5.26% Return before costs — around the area average for this property type.
Monthly profit −$1,176/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
$499K
vs comparable
Return before costs
5.26%
est rent $2,188/monot enough comparablesRange $1,947–$2,365/mo (Q1–Q3)
Bedrooms
1
1 bath
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $1,947–$2,365/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · $124,750
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$1,176
after mortgage, operating costs & tax
Income
Monthly rent+$2,188
After 2wk voids: $2,104/mo
Outgoings
Mortgage-$2,490
Operating costs-$874
show breakdown ▾
Management (10% of rent)-$219
CapEx reserve (5% of rent)-$109
Council Tax × voids (2w/yr)-$9
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price5.26%
Cash returnon cash-7.20%
Gross margin$1,230
Cash needed$195,912
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.52
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)1 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$5,240
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$65,694
Acquisition costs
$196K
25% deposit$124,750
Refurb$59,385
Legal + survey$2,150
Mortgage + broker$8,485
Cash needed$195,912
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