Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
High-street commercial unit, Porta Nuova
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
3.4%
Cashflow / mo
-1674
10-yr return
35%
Net cashflow / mo
-1674
EUR · after debt service & taxes
Cap rate
3.4%
NOI ÷ asking price
Cash-on-cash
-4.8%
Year-1 cashflow ÷ cash-in
10-yr total return
35%
3.0% annualised
💼 Acquisition
Asking price
1072700 EUR
Down payment (30%)
321810 EUR
Acquisition fees (9.0%)
96543 EUR
Mortgage principal
750890 EUR
Total cash-in at close
418353 EUR
🏦 Financing
Loan amount
750890 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
4089 EUR
Annual debt service
49067 EUR
📊 Year-1 operating P&L
Gross rent
+48272
Operating costs (24%)
−11585
Net operating income (NOI)
36686
− Debt service
−49067
− Income tax (21%)
−7704
Net cashflow
-20085 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 48272 | 11585 | -20085 | 1092009 | 358232 |
| Y2 | 49140 | 11794 | -19563 | 1111665 | 395752 |
| Y3 | 50025 | 12006 | -19032 | 1131675 | 434409 |
| Y4 | 50925 | 12222 | -18491 | 1152045 | 474244 |
| Y5 | 51842 | 12442 | -17941 | 1172782 | 515300 |
| Y6 | 52775 | 12666 | -17381 | 1193892 | 557620 |
| Y7 | 53725 | 12894 | -16810 | 1215382 | 601250 |
| Y8 | 54692 | 13126 | -16230 | 1237259 | 646238 |
| Y9 | 55677 | 13362 | -15639 | 1259529 | 692634 |
| Y10 | 56679 | 13603 | -15037 | 1282201 | 740488 |
| Σ 10y | Cumulative net cashflow | -176208 | Equity at exit | 740488 | |
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.