Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
High-street commercial unit, 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
-1464
10-yr return
40%
Net cashflow / mo
-1464
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
1037800 EUR
Down payment (30%)
311340 EUR
Acquisition fees (9.0%)
93402 EUR
Mortgage principal
726460 EUR
Total cash-in at close
404742 EUR
🏦 Financing
Loan amount
726460 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
3956 EUR
Annual debt service
47471 EUR
📊 Year-1 operating P&L
Gross rent
+49814
Operating costs (24%)
−11955
Net operating income (NOI)
37859
− Debt service
−47471
− Income tax (21%)
−7950
Net cashflow
-17562 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 49814 | 11955 | -17562 | 1056480 | 346577 |
| Y2 | 50711 | 12171 | -17024 | 1075497 | 382876 |
| Y3 | 51624 | 12390 | -16476 | 1094856 | 420276 |
| Y4 | 52553 | 12613 | -15918 | 1114563 | 458815 |
| Y5 | 53499 | 12840 | -15350 | 1134626 | 498535 |
| Y6 | 54462 | 13071 | -14772 | 1155049 | 539478 |
| Y7 | 55442 | 13306 | -14183 | 1175840 | 581689 |
| Y8 | 56440 | 13546 | -13584 | 1197005 | 625213 |
| Y9 | 57456 | 13790 | -12974 | 1218551 | 670099 |
| Y10 | 58490 | 14038 | -12353 | 1240485 | 716397 |
| Σ 10y | Cumulative net cashflow | -150193 | Equity at exit | 716397 | |
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.