Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Boutique residence in Vieux Lyon
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
3.6%
Cashflow / mo
-1207
10-yr return
50%
Net cashflow / mo
-1207
EUR · after debt service & taxes
Cap rate
3.6%
NOI ÷ asking price
Cash-on-cash
-4.8%
Year-1 cashflow ÷ cash-in
10-yr total return
50%
4.2% annualised
💼 Acquisition
Asking price
809700 EUR
Down payment (30%)
242910 EUR
Acquisition fees (7.5%)
60728 EUR
Mortgage principal
566790 EUR
Total cash-in at close
303638 EUR
🏦 Financing
Loan amount
566790 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
3023 EUR
Annual debt service
36277 EUR
📊 Year-1 operating P&L
Gross rent
+37246
Operating costs (22%)
−8194
Net operating income (NOI)
29052
− Debt service
−36277
− Income tax (25%)
−7263
Net cashflow
-14488 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 37246 | 8194 | -14488 | 825894 | 272391 |
| Y2 | 37991 | 8358 | -14053 | 842412 | 302751 |
| Y3 | 38751 | 8525 | -13608 | 859260 | 334019 |
| Y4 | 39526 | 8696 | -13155 | 876445 | 366227 |
| Y5 | 40316 | 8870 | -12692 | 893974 | 399406 |
| Y6 | 41123 | 9047 | -12220 | 911854 | 433590 |
| Y7 | 41945 | 9228 | -11739 | 930091 | 468812 |
| Y8 | 42784 | 9413 | -11249 | 948693 | 505109 |
| Y9 | 43640 | 9601 | -10748 | 967666 | 542517 |
| Y10 | 44513 | 9793 | -10237 | 987020 | 581075 |
| Σ 10y | Cumulative net cashflow | -124190 | Equity at exit | 581075 | |
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.