Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Boutique residence 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
-435
10-yr return
53%
Net cashflow / mo
-435
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
431100 EUR
Down payment (30%)
129330 EUR
Acquisition fees (9.0%)
38799 EUR
Mortgage principal
301770 EUR
Total cash-in at close
168129 EUR
🏦 Financing
Loan amount
301770 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
1643 EUR
Annual debt service
19719 EUR
📊 Year-1 operating P&L
Gross rent
+24142
Operating costs (24%)
−5794
Net operating income (NOI)
18348
− Debt service
−19719
− Income tax (21%)
−3853
Net cashflow
-5225 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 24142 | 5794 | -5225 | 438860 | 143967 |
| Y2 | 24576 | 5898 | -4964 | 446759 | 159046 |
| Y3 | 25019 | 6004 | -4698 | 454801 | 174582 |
| Y4 | 25469 | 6113 | -4428 | 462987 | 190591 |
| Y5 | 25927 | 6223 | -4152 | 471321 | 207090 |
| Y6 | 26394 | 6335 | -3872 | 479805 | 224098 |
| Y7 | 26869 | 6449 | -3587 | 488441 | 241632 |
| Y8 | 27353 | 6565 | -3297 | 497233 | 259712 |
| Y9 | 27845 | 6683 | -3001 | 506184 | 278358 |
| Y10 | 28346 | 6803 | -2700 | 515295 | 297590 |
| Σ 10y | Cumulative net cashflow | -39923 | Equity at exit | 297590 | |
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.