Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Renovated 3-bedroom flat overlooking Oltrarno
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
-889
10-yr return
53%
Net cashflow / mo
-889
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
879900 EUR
Down payment (30%)
263970 EUR
Acquisition fees (9.0%)
79191 EUR
Mortgage principal
615930 EUR
Total cash-in at close
343161 EUR
🏦 Financing
Loan amount
615930 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
3354 EUR
Annual debt service
40248 EUR
📊 Year-1 operating P&L
Gross rent
+49274
Operating costs (24%)
−11826
Net operating income (NOI)
37449
− Debt service
−40248
− Income tax (21%)
−7864
Net cashflow
-10664 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 49274 | 11826 | -10664 | 895738 | 293846 |
| Y2 | 50161 | 12039 | -10131 | 911861 | 324622 |
| Y3 | 51064 | 12255 | -9589 | 928275 | 356331 |
| Y4 | 51983 | 12476 | -9037 | 944984 | 389007 |
| Y5 | 52919 | 12701 | -8475 | 961994 | 422683 |
| Y6 | 53872 | 12929 | -7903 | 979310 | 457397 |
| Y7 | 54841 | 13162 | -7321 | 996937 | 493186 |
| Y8 | 55828 | 13399 | -6729 | 1014882 | 530088 |
| Y9 | 56833 | 13640 | -6125 | 1033150 | 568144 |
| Y10 | 57856 | 13886 | -5511 | 1051747 | 607398 |
| Σ 10y | Cumulative net cashflow | -81485 | Equity at exit | 607398 | |
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.