Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Mixed-use building in Brera · Ref 9675
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
-1247
10-yr return
35%
Net cashflow / mo
-1247
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
799400 EUR
Down payment (30%)
239820 EUR
Acquisition fees (9.0%)
71946 EUR
Mortgage principal
559580 EUR
Total cash-in at close
311766 EUR
🏦 Financing
Loan amount
559580 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
3047 EUR
Annual debt service
36566 EUR
📊 Year-1 operating P&L
Gross rent
+35973
Operating costs (24%)
−8634
Net operating income (NOI)
27339
− Debt service
−36566
− Income tax (21%)
−5741
Net cashflow
-14968 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 35973 | 8634 | -14968 | 813789 | 266962 |
| Y2 | 36621 | 8789 | -14579 | 828437 | 294923 |
| Y3 | 37280 | 8947 | -14183 | 843349 | 323731 |
| Y4 | 37951 | 9108 | -13780 | 858530 | 353418 |
| Y5 | 38634 | 9272 | -13370 | 873983 | 384013 |
| Y6 | 39329 | 9439 | -12952 | 889715 | 415551 |
| Y7 | 40037 | 9609 | -12527 | 905730 | 448065 |
| Y8 | 40758 | 9782 | -12095 | 922033 | 481591 |
| Y9 | 41491 | 9958 | -11654 | 938629 | 516166 |
| Y10 | 42238 | 10137 | -11206 | 955525 | 551828 |
| Σ 10y | Cumulative net cashflow | -131314 | Equity at exit | 551828 | |
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.