Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Townhouse in Le Marais
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
2.7%
Cashflow / mo
-2975
10-yr return
32%
Net cashflow / mo
-2975
EUR · after debt service & taxes
Cap rate
2.7%
NOI ÷ asking price
Cash-on-cash
-6.5%
Year-1 cashflow ÷ cash-in
10-yr total return
32%
2.8% annualised
💼 Acquisition
Asking price
1467600 EUR
Down payment (30%)
440280 EUR
Acquisition fees (7.5%)
110070 EUR
Mortgage principal
1027320 EUR
Total cash-in at close
550350 EUR
🏦 Financing
Loan amount
1027320 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
5479 EUR
Annual debt service
65753 EUR
📊 Year-1 operating P&L
Gross rent
+51366
Operating costs (22%)
−11301
Net operating income (NOI)
40065
− Debt service
−65753
− Income tax (25%)
−10016
Net cashflow
-35704 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 51366 | 11301 | -35704 | 1496952 | 493715 |
| Y2 | 52393 | 11527 | -35103 | 1526891 | 548742 |
| Y3 | 53441 | 11757 | -34490 | 1557429 | 605417 |
| Y4 | 54510 | 11992 | -33865 | 1588577 | 663795 |
| Y5 | 55600 | 12232 | -33227 | 1620349 | 723933 |
| Y6 | 56712 | 12477 | -32577 | 1652756 | 785891 |
| Y7 | 57846 | 12726 | -31913 | 1685811 | 849733 |
| Y8 | 59003 | 12981 | -31237 | 1719527 | 915521 |
| Y9 | 60183 | 13240 | -30546 | 1753918 | 983324 |
| Y10 | 61387 | 13505 | -29842 | 1788996 | 1053211 |
| Σ 10y | Cumulative net cashflow | -328506 | Equity at exit | 1053211 | |
Modelling assumptions
- Country baseline: FR — operating costs 22% of gross rent, income tax 25%, capital appreciation 2.0%/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.