Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Family home, San Niccolò · Ref 2590
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
4.3%
Cashflow / mo
-1299
10-yr return
53%
Net cashflow / mo
-1299
EUR · after debt service & taxes
Cap rate
4.3%
NOI ÷ asking price
Cash-on-cash
-3.1%
Year-1 cashflow ÷ cash-in
10-yr total return
53%
4.4% annualised
💼 Acquisition
Asking price
1286600 EUR
Down payment (30%)
385980 EUR
Acquisition fees (9.0%)
115794 EUR
Mortgage principal
900620 EUR
Total cash-in at close
501774 EUR
🏦 Financing
Loan amount
900620 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
4904 EUR
Annual debt service
58851 EUR
📊 Year-1 operating P&L
Gross rent
+72050
Operating costs (24%)
−17292
Net operating income (NOI)
54758
− Debt service
−58851
− Income tax (21%)
−11499
Net cashflow
-15592 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 72050 | 17292 | -15592 | 1309759 | 429665 |
| Y2 | 73346 | 17603 | -14814 | 1333334 | 474666 |
| Y3 | 74667 | 17920 | -14021 | 1357334 | 521032 |
| Y4 | 76011 | 18243 | -13214 | 1381767 | 568810 |
| Y5 | 77379 | 18571 | -12393 | 1406638 | 618053 |
| Y6 | 78772 | 18905 | -11556 | 1431958 | 668811 |
| Y7 | 80190 | 19246 | -10705 | 1457733 | 721142 |
| Y8 | 81633 | 19592 | -9839 | 1483972 | 775101 |
| Y9 | 83102 | 19945 | -8956 | 1510684 | 830747 |
| Y10 | 84598 | 20304 | -8058 | 1537876 | 888144 |
| Σ 10y | Cumulative net cashflow | -119149 | Equity at exit | 888144 | |
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.