Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Mixed-use building in Prati
Tweak any input — down payment, mortgage rate, hold horizon — and the projection refreshes instantly. Country-specific tax and fee schedules are baked in; the formula is documented on the methodology page.
Cap rate
3.7%
Cashflow / mo
-1140
10-yr return
40%
Net cashflow / mo
-1140
EUR · after debt service & taxes
Cap rate
3.7%
NOI ÷ asking price
Cash-on-cash
-4.3%
Year-1 cashflow ÷ cash-in
10-yr total return
40%
3.4% annualised
💼 Acquisition
Asking price
808700 EUR
Down payment (30%)
242610 EUR
Acquisition fees (9.0%)
72783 EUR
Mortgage principal
566090 EUR
Total cash-in at close
315393 EUR
🏦 Financing
Loan amount
566090 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
3083 EUR
Annual debt service
36991 EUR
📊 Year-1 operating P&L
Gross rent
+38818
Operating costs (24%)
−9316
Net operating income (NOI)
29501
− Debt service
−36991
− Income tax (21%)
−6195
Net cashflow
-13685 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 38818 | 9316 | -13685 | 823257 | 270068 |
| Y2 | 39516 | 9484 | -13266 | 838075 | 298354 |
| Y3 | 40228 | 9655 | -12838 | 853161 | 327498 |
| Y4 | 40952 | 9828 | -12404 | 868517 | 357529 |
| Y5 | 41689 | 10005 | -11961 | 884151 | 388481 |
| Y6 | 42439 | 10185 | -11511 | 900065 | 420385 |
| Y7 | 43203 | 10369 | -11052 | 916267 | 453278 |
| Y8 | 43981 | 10555 | -10585 | 932759 | 487194 |
| Y9 | 44772 | 10745 | -10110 | 949549 | 522171 |
| Y10 | 45578 | 10939 | -9626 | 966641 | 558248 |
| Σ 10y | Cumulative net cashflow | -117037 | Equity at exit | 558248 | |
Modelling assumptions
- Country baseline: IT — operating costs 24% of gross rent, income tax 21%, capital appreciation 1.8%/yr.
- Projections assume rent grows at the country appreciation rate. Real-world rent growth will diverge.
- Mortgage figures use a constant interest rate for the full term. Re-mortgage events are not modelled.
- Excludes capital-gains tax on exit, currency hedging costs and any local property tax over and above the operating buffer.