Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
1-bed apartment, Promenade des Anglais
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
3.3%
Cashflow / mo
-1169
10-yr return
44%
Net cashflow / mo
-1169
EUR · after debt service & taxes
Cap rate
3.3%
NOI ÷ asking price
Cash-on-cash
-5.4%
Year-1 cashflow ÷ cash-in
10-yr total return
44%
3.7% annualised
💼 Acquisition
Asking price
693100 EUR
Down payment (30%)
207930 EUR
Acquisition fees (7.5%)
51983 EUR
Mortgage principal
485170 EUR
Total cash-in at close
259913 EUR
🏦 Financing
Loan amount
485170 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
2588 EUR
Annual debt service
31053 EUR
📊 Year-1 operating P&L
Gross rent
+29110
Operating costs (22%)
−6404
Net operating income (NOI)
22706
− Debt service
−31053
− Income tax (25%)
−5676
Net cashflow
-14024 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 29110 | 6404 | -14024 | 706962 | 233165 |
| Y2 | 29692 | 6532 | -13683 | 721101 | 259153 |
| Y3 | 30286 | 6663 | -13336 | 735523 | 285919 |
| Y4 | 30892 | 6796 | -12981 | 750234 | 313489 |
| Y5 | 31510 | 6932 | -12620 | 765238 | 341890 |
| Y6 | 32140 | 7071 | -12251 | 780543 | 371151 |
| Y7 | 32783 | 7212 | -11875 | 796154 | 401301 |
| Y8 | 33438 | 7356 | -11492 | 812077 | 432371 |
| Y9 | 34107 | 7504 | -11101 | 828319 | 464392 |
| Y10 | 34789 | 7654 | -10701 | 844885 | 497398 |
| Σ 10y | Cumulative net cashflow | -124065 | Equity at exit | 497398 | |
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.