-5.6% 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
$648K
Return before costson price
7.41%
est rent $4,000not enough comparablesRange $2,604–$4,056/mo (Q1–Q3)
Cash needed
$256K
deposit + costs
Monthly profit
−$542
net of mgmt + voids
5y Return on your cash
-8.8%
after tax
IRR
-5.6%
cash + capital
Rent Range
$2,604–$4,056
Q1–Q3 of comps
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Returns not yet calculated · Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,604–$4,056/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · $162,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$542
after mortgage, operating costs & tax
Income
Monthly rent+$4,000
After 2wk voids: $3,846/mo
Outgoings
Mortgage-$3,233
Operating costs-$1,309
show breakdown ▾
Management (10% of rent)-$400
CapEx reserve (5% of rent)-$200
Council Tax × voids (2w/yr)-$11
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price7.41%
Cash returnon cash-2.54%
Gross margin$2,537
Cash needed$256,403
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.74
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
$48,000
$15,706
$38,800
$0
$0
-$6,507
-$6,507
Year 2
$49,440
$16,177
$38,800
$0
$0
-$5,538
-$12,044
Year 3
$50,923
$16,663
$38,800
$0
$0
-$4,540
-$16,584
Year 4
$52,451
$17,163
$38,800
$0
$0
-$3,512
-$20,097
Year 5
$54,024
$17,677
$38,800
$0
$0
-$2,453
-$22,550
Year 5 disposal
Disposal gain (gross)-$45,412
CGT$0
Net Disposal proceeds$697,558
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 cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 8247.7 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
est rent $4,000/monot enough comparablesRange $2,604–$4,056/mo (Q1–Q3)
Bedrooms
2
2 bath
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,604–$4,056/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · $162,000
5%100% (cash buy)
Mortgage rate5y fixed7.0%
3.0%9.0%
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Acquisition costs
Refurb ($)
Legal + survey ($)
Mortgage fees ($)
Running costs
Management10%
0%20%
Void weeks
Insurance ($/mo)
Maintenance ($/mo)
Result · Rent it out
Monthly Monthly profit
-$542
after mortgage, operating costs & tax
Income
Monthly rent+$4,000
After 2wk voids: $3,846/mo
Outgoings
Mortgage-$3,233
Operating costs-$1,309
show breakdown ▾
Management (10% of rent)-$400
CapEx reserve (5% of rent)-$200
Council Tax × voids (2w/yr)-$11
Insurance-$40
Maintenance-$67
Income taxnot modelled · net is NOI basis
Returns
Return before costson price7.41%
Cash returnon cash-2.54%
Gross margin$2,537
Cash needed$256,403
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.74
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 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$6,804
Annual rental tax$0
CGT yr 5$0 · company level
5y net total-$22,550
Acquisition costs
$256K
25% deposit$162,000
Refurb$79,110
Legal + survey$2,900
Mortgage + broker$10,720
Cash needed$256,403
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