-18.3% 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
$4.29M
Return before costson price
87.00%
est rent $3,109not enough comparablesRange $4,680–$7,476/mo (Q1–Q3)
Cash needed
$1.36M
deposit + costs
Monthly profit
−$22K
net of mgmt + voids
5y Return on your cash
-95.8%
after tax
IRR
-18.3%
cash + capital
Rent Range
$4,680–$7,476
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $4,680–$7,476/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $1,073,750
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$21,742
after mortgage, operating costs & tax
Income
Monthly rent+$3,109
After 2wk voids: $2,989/mo
Outgoings
Mortgage-$21,431
Operating costs-$3,420
show breakdown ▾
Management (10% of rent)-$311
CapEx reserve (5% of rent)-$155
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.87%
Cash returnon cash-19.15%
Gross margin-$431
Cash needed$1,362,298
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.09
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
$37,308
$41,044
$257,173
$0
$0
-$260,908
-$260,908
Year 2
$38,427
$42,275
$257,173
$0
$0
-$261,020
-$521,929
Year 3
$39,580
$43,543
$257,173
$0
$0
-$261,136
-$783,065
Year 4
$40,767
$44,849
$257,173
$0
$0
-$261,255
-$1,044,319
Year 5
$41,990
$46,195
$257,173
$0
$0
-$261,377
-$1,305,696
Year 5 disposal
Disposal gain (gross)$51,691
CGT$9,948
Net Disposal proceeds$4,613,528
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 · 8231.5 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
est rent $3,109/monot enough comparablesRange $4,680–$7,476/mo (Q1–Q3)
Bedrooms
3
3 bath
What we verified
3 total
3000
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $4,680–$7,476/mo
Financing
DepositYour cash in — the rest is the mortgage25% · $1,073,750
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$21,742
after mortgage, operating costs & tax
Income
Monthly rent+$3,109
After 2wk voids: $2,989/mo
Outgoings
Mortgage-$21,431
Operating costs-$3,420
show breakdown ▾
Management (10% of rent)-$311
CapEx reserve (5% of rent)-$155
Council Tax × voids (2w/yr)-$15
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price0.87%
Cash returnon cash-19.15%
Gross margin-$431
Cash needed$1,362,298
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.09
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Net Rent by the room yield—
Comparables
sold within 0.5 mi
Location & transport
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PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit$45,098
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$1,305,696
Acquisition costs
$1.4M
25% deposit$1,073,750
Refurb$187,185
Legal + survey$3,700
Mortgage + broker$65,425
Cash needed$1,362,298
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