Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Townhouse in Vieux Lyon · Ref 8183
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
3.6%
Cashflow / mo
-1986
10-yr return
50%
Net cashflow / mo
-1986
EUR · after debt service & taxes
Cap rate
3.6%
NOI ÷ asking price
Cash-on-cash
-4.8%
Year-1 cashflow ÷ cash-in
10-yr total return
50%
4.2% annualised
💼 Acquisition
Asking price
1331800 EUR
Down payment (30%)
399540 EUR
Acquisition fees (7.5%)
99885 EUR
Mortgage principal
932260 EUR
Total cash-in at close
499425 EUR
🏦 Financing
Loan amount
932260 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
4972 EUR
Annual debt service
59669 EUR
📊 Year-1 operating P&L
Gross rent
+61263
Operating costs (22%)
−13478
Net operating income (NOI)
47785
− Debt service
−59669
− Income tax (25%)
−11946
Net cashflow
-23830 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 61263 | 13478 | -23830 | 1358436 | 448030 |
| Y2 | 62488 | 13747 | -23114 | 1385605 | 497966 |
| Y3 | 63738 | 14022 | -22383 | 1413317 | 549397 |
| Y4 | 65013 | 14303 | -21637 | 1441583 | 602372 |
| Y5 | 66313 | 14589 | -20876 | 1470415 | 656946 |
| Y6 | 67639 | 14881 | -20100 | 1499823 | 713171 |
| Y7 | 68992 | 15178 | -19309 | 1529820 | 771105 |
| Y8 | 70372 | 15482 | -18502 | 1560416 | 830806 |
| Y9 | 71779 | 15791 | -17678 | 1591624 | 892335 |
| Y10 | 73215 | 16107 | -16839 | 1623457 | 955755 |
| Σ 10y | Cumulative net cashflow | -204268 | Equity at exit | 955755 | |
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.