Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Boutique residence in Montmartre
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
2.7%
Cashflow / mo
-5127
10-yr return
32%
Net cashflow / mo
-5127
EUR · after debt service & taxes
Cap rate
2.7%
NOI ÷ asking price
Cash-on-cash
-6.5%
Year-1 cashflow ÷ cash-in
10-yr total return
32%
2.8% annualised
💼 Acquisition
Asking price
2528900 EUR
Down payment (30%)
758670 EUR
Acquisition fees (7.5%)
189668 EUR
Mortgage principal
1770230 EUR
Total cash-in at close
948338 EUR
🏦 Financing
Loan amount
1770230 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
9442 EUR
Annual debt service
113303 EUR
📊 Year-1 operating P&L
Gross rent
+88512
Operating costs (22%)
−19473
Net operating income (NOI)
69039
− Debt service
−113303
− Income tax (25%)
−17260
Net cashflow
-61524 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 88512 | 19473 | -61524 | 2579478 | 850746 |
| Y2 | 90282 | 19862 | -60489 | 2631068 | 945567 |
| Y3 | 92087 | 20259 | -59432 | 2683689 | 1043227 |
| Y4 | 93929 | 20664 | -58355 | 2737363 | 1143820 |
| Y5 | 95808 | 21078 | -57256 | 2792110 | 1247447 |
| Y6 | 97724 | 21499 | -56135 | 2847952 | 1354211 |
| Y7 | 99678 | 21929 | -54992 | 2904911 | 1464220 |
| Y8 | 101672 | 22368 | -53825 | 2963009 | 1577584 |
| Y9 | 103705 | 22815 | -52636 | 3022270 | 1694419 |
| Y10 | 105779 | 23271 | -51422 | 3082715 | 1814845 |
| Σ 10y | Cumulative net cashflow | -566066 | Equity at exit | 1814845 | |
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.