Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Mixed-use building in Oltrarno
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
4.3%
Cashflow / mo
-892
10-yr return
53%
Net cashflow / mo
-892
EUR · after debt service & taxes
Cap rate
4.3%
NOI ÷ asking price
Cash-on-cash
-3.1%
Year-1 cashflow ÷ cash-in
10-yr total return
53%
4.4% annualised
💼 Acquisition
Asking price
883400 EUR
Down payment (30%)
265020 EUR
Acquisition fees (9.0%)
79506 EUR
Mortgage principal
618380 EUR
Total cash-in at close
344526 EUR
🏦 Financing
Loan amount
618380 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
3367 EUR
Annual debt service
40408 EUR
📊 Year-1 operating P&L
Gross rent
+49470
Operating costs (24%)
−11873
Net operating income (NOI)
37598
− Debt service
−40408
− Income tax (21%)
−7895
Net cashflow
-10706 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 49470 | 11873 | -10706 | 899301 | 295015 |
| Y2 | 50361 | 12087 | -10171 | 915489 | 325913 |
| Y3 | 51267 | 12304 | -9627 | 931967 | 357749 |
| Y4 | 52190 | 12526 | -9073 | 948743 | 390554 |
| Y5 | 53130 | 12751 | -8509 | 965820 | 424365 |
| Y6 | 54086 | 12981 | -7935 | 983205 | 459217 |
| Y7 | 55059 | 13214 | -7350 | 1000903 | 495147 |
| Y8 | 56051 | 13452 | -6755 | 1018919 | 532196 |
| Y9 | 57059 | 13694 | -6150 | 1037259 | 570404 |
| Y10 | 58087 | 13941 | -5533 | 1055930 | 609814 |
| Σ 10y | Cumulative net cashflow | -81809 | Equity at exit | 609814 | |
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.