Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Townhouse in Santa Croce
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
-792
10-yr return
53%
Net cashflow / mo
-792
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
784300 EUR
Down payment (30%)
235290 EUR
Acquisition fees (9.0%)
70587 EUR
Mortgage principal
549010 EUR
Total cash-in at close
305877 EUR
🏦 Financing
Loan amount
549010 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
2990 EUR
Annual debt service
35875 EUR
📊 Year-1 operating P&L
Gross rent
+43921
Operating costs (24%)
−10541
Net operating income (NOI)
33380
− Debt service
−35875
− Income tax (21%)
−7010
Net cashflow
-9505 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 43921 | 10541 | -9505 | 798417 | 261920 |
| Y2 | 44711 | 10731 | -9030 | 812789 | 289352 |
| Y3 | 45516 | 10924 | -8547 | 827419 | 317616 |
| Y4 | 46335 | 11121 | -8055 | 842313 | 346742 |
| Y5 | 47170 | 11321 | -7554 | 857474 | 376759 |
| Y6 | 48019 | 11524 | -7045 | 872909 | 407702 |
| Y7 | 48883 | 11732 | -6526 | 888621 | 439602 |
| Y8 | 49763 | 11943 | -5997 | 904616 | 472494 |
| Y9 | 50659 | 12158 | -5460 | 920899 | 506416 |
| Y10 | 51570 | 12377 | -4912 | 937476 | 541405 |
| Σ 10y | Cumulative net cashflow | -72632 | Equity at exit | 541405 | |
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.