Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Townhouse in Cimiez
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
3.3%
Cashflow / mo
-1687
10-yr return
44%
Net cashflow / mo
-1687
EUR · after debt service & taxes
Cap rate
3.3%
NOI ÷ asking price
Cash-on-cash
-5.4%
Year-1 cashflow ÷ cash-in
10-yr total return
44%
3.7% annualised
💼 Acquisition
Asking price
1000400 EUR
Down payment (30%)
300120 EUR
Acquisition fees (7.5%)
75030 EUR
Mortgage principal
700280 EUR
Total cash-in at close
375150 EUR
🏦 Financing
Loan amount
700280 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
3735 EUR
Annual debt service
44821 EUR
📊 Year-1 operating P&L
Gross rent
+42017
Operating costs (22%)
−9244
Net operating income (NOI)
32773
− Debt service
−44821
− Income tax (25%)
−8193
Net cashflow
-20242 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 42017 | 9244 | -20242 | 1020408 | 336544 |
| Y2 | 42857 | 9429 | -19750 | 1040816 | 374054 |
| Y3 | 43714 | 9617 | -19248 | 1061632 | 412687 |
| Y4 | 44589 | 9809 | -18737 | 1082865 | 452480 |
| Y5 | 45480 | 10006 | -18215 | 1104522 | 493474 |
| Y6 | 46390 | 10206 | -17683 | 1126613 | 535708 |
| Y7 | 47318 | 10410 | -17140 | 1149145 | 579226 |
| Y8 | 48264 | 10618 | -16587 | 1172128 | 624072 |
| Y9 | 49229 | 10830 | -16022 | 1195571 | 670290 |
| Y10 | 50214 | 11047 | -15446 | 1219482 | 717929 |
| Σ 10y | Cumulative net cashflow | -179071 | Equity at exit | 717929 | |
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.