Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Renovated 2-bedroom flat overlooking Prati
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
-916
10-yr return
40%
Net cashflow / mo
-916
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
649600 EUR
Down payment (30%)
194880 EUR
Acquisition fees (9.0%)
58464 EUR
Mortgage principal
454720 EUR
Total cash-in at close
253344 EUR
🏦 Financing
Loan amount
454720 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
2476 EUR
Annual debt service
29714 EUR
📊 Year-1 operating P&L
Gross rent
+31181
Operating costs (24%)
−7483
Net operating income (NOI)
23697
− Debt service
−29714
− Income tax (21%)
−4976
Net cashflow
-10993 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 31181 | 7483 | -10993 | 661293 | 216936 |
| Y2 | 31742 | 7618 | -10656 | 673196 | 239657 |
| Y3 | 32313 | 7755 | -10313 | 685314 | 263067 |
| Y4 | 32895 | 7895 | -9963 | 697649 | 287190 |
| Y5 | 33487 | 8037 | -9608 | 710207 | 312053 |
| Y6 | 34090 | 8182 | -9246 | 722991 | 337681 |
| Y7 | 34704 | 8329 | -8878 | 736004 | 364102 |
| Y8 | 35328 | 8479 | -8503 | 749253 | 391346 |
| Y9 | 35964 | 8631 | -8121 | 762739 | 419442 |
| Y10 | 36611 | 8787 | -7732 | 776468 | 448421 |
| Σ 10y | Cumulative net cashflow | -94012 | Equity at exit | 448421 | |
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.