Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
High-street commercial unit, San Niccolò
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
-1081
10-yr return
53%
Net cashflow / mo
-1081
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
1070100 EUR
Down payment (30%)
321030 EUR
Acquisition fees (9.0%)
96309 EUR
Mortgage principal
749070 EUR
Total cash-in at close
417339 EUR
🏦 Financing
Loan amount
749070 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
4079 EUR
Annual debt service
48948 EUR
📊 Year-1 operating P&L
Gross rent
+59926
Operating costs (24%)
−14382
Net operating income (NOI)
45543
− Debt service
−48948
− Income tax (21%)
−9564
Net cashflow
-12969 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 59926 | 14382 | -12969 | 1089362 | 357364 |
| Y2 | 61004 | 14641 | -12321 | 1108970 | 394793 |
| Y3 | 62102 | 14905 | -11662 | 1128932 | 433356 |
| Y4 | 63220 | 15173 | -10991 | 1149253 | 473095 |
| Y5 | 64358 | 15446 | -10307 | 1169939 | 514051 |
| Y6 | 65517 | 15724 | -9612 | 1190998 | 556269 |
| Y7 | 66696 | 16007 | -8904 | 1212436 | 599793 |
| Y8 | 67896 | 16295 | -8183 | 1234260 | 644672 |
| Y9 | 69119 | 16588 | -7449 | 1256476 | 690955 |
| Y10 | 70363 | 16887 | -6702 | 1279093 | 738694 |
| Σ 10y | Cumulative net cashflow | -99099 | Equity at exit | 738694 | |
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.