Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Mixed-use building in Brera
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
-2442
10-yr return
35%
Net cashflow / mo
-2442
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
1565400 EUR
Down payment (30%)
469620 EUR
Acquisition fees (9.0%)
140886 EUR
Mortgage principal
1095780 EUR
Total cash-in at close
610506 EUR
🏦 Financing
Loan amount
1095780 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
5967 EUR
Annual debt service
71604 EUR
📊 Year-1 operating P&L
Gross rent
+70443
Operating costs (24%)
−16906
Net operating income (NOI)
53537
− Debt service
−71604
− Income tax (21%)
−11243
Net cashflow
-29310 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 70443 | 16906 | -29310 | 1593577 | 522771 |
| Y2 | 71711 | 17211 | -28548 | 1622262 | 577524 |
| Y3 | 73002 | 17520 | -27773 | 1651462 | 633937 |
| Y4 | 74316 | 17836 | -26985 | 1681189 | 692069 |
| Y5 | 75653 | 18157 | -26181 | 1711450 | 751982 |
| Y6 | 77015 | 18484 | -25364 | 1742256 | 813740 |
| Y7 | 78402 | 18816 | -24531 | 1773617 | 877410 |
| Y8 | 79813 | 19155 | -23684 | 1805542 | 943061 |
| Y9 | 81249 | 19500 | -22822 | 1838042 | 1010766 |
| Y10 | 82712 | 19851 | -21944 | 1871126 | 1080601 |
| Σ 10y | Cumulative net cashflow | -257142 | Equity at exit | 1080601 | |
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.