Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Boutique residence 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
-2511
10-yr return
44%
Net cashflow / mo
-2511
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
1489300 EUR
Down payment (30%)
446790 EUR
Acquisition fees (7.5%)
111698 EUR
Mortgage principal
1042510 EUR
Total cash-in at close
558488 EUR
🏦 Financing
Loan amount
1042510 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
5560 EUR
Annual debt service
66726 EUR
📊 Year-1 operating P&L
Gross rent
+62551
Operating costs (22%)
−13761
Net operating income (NOI)
48789
− Debt service
−66726
− Income tax (25%)
−12197
Net cashflow
-30134 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 62551 | 13761 | -30134 | 1519086 | 501015 |
| Y2 | 63802 | 14036 | -29402 | 1549468 | 556856 |
| Y3 | 65078 | 14317 | -28655 | 1580457 | 614369 |
| Y4 | 66379 | 14603 | -27894 | 1612066 | 673609 |
| Y5 | 67707 | 14895 | -27117 | 1644308 | 734637 |
| Y6 | 69061 | 15193 | -26325 | 1677194 | 797512 |
| Y7 | 70442 | 15497 | -25517 | 1710738 | 862297 |
| Y8 | 71851 | 15807 | -24693 | 1744952 | 929058 |
| Y9 | 73288 | 16123 | -23852 | 1779851 | 997864 |
| Y10 | 74754 | 16446 | -22995 | 1815448 | 1068784 |
| Σ 10y | Cumulative net cashflow | -266584 | Equity at exit | 1068784 | |
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.