Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Mixed-use building in Brera · Ref 5002
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
3.4%
Cashflow / mo
-1156
10-yr return
35%
Net cashflow / mo
-1156
EUR · after debt service & taxes
Cap rate
3.4%
NOI ÷ asking price
Cash-on-cash
-4.8%
Year-1 cashflow ÷ cash-in
10-yr total return
35%
3.0% annualised
💼 Acquisition
Asking price
740800 EUR
Down payment (30%)
222240 EUR
Acquisition fees (9.0%)
66672 EUR
Mortgage principal
518560 EUR
Total cash-in at close
288912 EUR
🏦 Financing
Loan amount
518560 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
2824 EUR
Annual debt service
33885 EUR
📊 Year-1 operating P&L
Gross rent
+33336
Operating costs (24%)
−8001
Net operating income (NOI)
25335
− Debt service
−33885
− Income tax (21%)
−5320
Net cashflow
-13870 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 33336 | 8001 | -13870 | 754134 | 247393 |
| Y2 | 33936 | 8145 | -13510 | 767709 | 273304 |
| Y3 | 34547 | 8291 | -13143 | 781528 | 300000 |
| Y4 | 35169 | 8441 | -12770 | 795595 | 327510 |
| Y5 | 35802 | 8592 | -12390 | 809916 | 355863 |
| Y6 | 36446 | 8747 | -12003 | 824494 | 385089 |
| Y7 | 37102 | 8905 | -11609 | 839335 | 415220 |
| Y8 | 37770 | 9065 | -11208 | 854443 | 446288 |
| Y9 | 38450 | 9228 | -10800 | 869823 | 478329 |
| Y10 | 39142 | 9394 | -10384 | 885480 | 511377 |
| Σ 10y | Cumulative net cashflow | -121688 | Equity at exit | 511377 | |
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.