Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Renovated 2-bedroom flat overlooking Trastevere
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
3.7%
Cashflow / mo
-1429
10-yr return
40%
Net cashflow / mo
-1429
EUR · after debt service & taxes
Cap rate
3.7%
NOI ÷ asking price
Cash-on-cash
-4.3%
Year-1 cashflow ÷ cash-in
10-yr total return
40%
3.4% annualised
💼 Acquisition
Asking price
1013000 EUR
Down payment (30%)
303900 EUR
Acquisition fees (9.0%)
91170 EUR
Mortgage principal
709100 EUR
Total cash-in at close
395070 EUR
🏦 Financing
Loan amount
709100 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
3861 EUR
Annual debt service
46336 EUR
📊 Year-1 operating P&L
Gross rent
+48624
Operating costs (24%)
−11670
Net operating income (NOI)
36954
− Debt service
−46336
− Income tax (21%)
−7760
Net cashflow
-17142 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 48624 | 11670 | -17142 | 1031234 | 338295 |
| Y2 | 49499 | 11880 | -16617 | 1049796 | 373727 |
| Y3 | 50390 | 12094 | -16082 | 1068693 | 410233 |
| Y4 | 51297 | 12311 | -15537 | 1087929 | 447851 |
| Y5 | 52221 | 12533 | -14983 | 1107512 | 486622 |
| Y6 | 53161 | 12759 | -14419 | 1127447 | 526586 |
| Y7 | 54117 | 12988 | -13844 | 1147741 | 567788 |
| Y8 | 55092 | 13222 | -13259 | 1168400 | 610273 |
| Y9 | 56083 | 13460 | -12664 | 1189432 | 654086 |
| Y10 | 57093 | 13702 | -12058 | 1210841 | 699277 |
| Σ 10y | Cumulative net cashflow | -146604 | Equity at exit | 699277 | |
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.