Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Period house 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
-687
10-yr return
53%
Net cashflow / mo
-687
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
680700 EUR
Down payment (30%)
204210 EUR
Acquisition fees (9.0%)
61263 EUR
Mortgage principal
476490 EUR
Total cash-in at close
265473 EUR
🏦 Financing
Loan amount
476490 EUR
Mortgage rate
4.30%
Term
25 years
Monthly payment
2595 EUR
Annual debt service
31136 EUR
📊 Year-1 operating P&L
Gross rent
+38119
Operating costs (24%)
−9149
Net operating income (NOI)
28971
− Debt service
−31136
− Income tax (21%)
−6084
Net cashflow
-8249 EUR
📈 10-year projection
1.8% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 38119 | 9149 | -8249 | 692953 | 227322 |
| Y2 | 38805 | 9313 | -7838 | 705426 | 251131 |
| Y3 | 39504 | 9481 | -7418 | 718123 | 275662 |
| Y4 | 40215 | 9652 | -6991 | 731050 | 300940 |
| Y5 | 40939 | 9825 | -6557 | 744209 | 326992 |
| Y6 | 41676 | 10002 | -6114 | 757604 | 353847 |
| Y7 | 42426 | 10182 | -5664 | 771241 | 381534 |
| Y8 | 43190 | 10365 | -5205 | 785124 | 410082 |
| Y9 | 43967 | 10552 | -4739 | 799256 | 439523 |
| Y10 | 44758 | 10742 | -4263 | 813642 | 469889 |
| Σ 10y | Cumulative net cashflow | -63038 | Equity at exit | 469889 | |
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.