Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Bright pied-à-terre in Vieux Lyon
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
3.6%
Cashflow / mo
-2001
10-yr return
50%
Net cashflow / mo
-2001
EUR · after debt service & taxes
Cap rate
3.6%
NOI ÷ asking price
Cash-on-cash
-4.8%
Year-1 cashflow ÷ cash-in
10-yr total return
50%
4.2% annualised
💼 Acquisition
Asking price
1341800 EUR
Down payment (30%)
402540 EUR
Acquisition fees (7.5%)
100635 EUR
Mortgage principal
939260 EUR
Total cash-in at close
503175 EUR
🏦 Financing
Loan amount
939260 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
5010 EUR
Annual debt service
60117 EUR
📊 Year-1 operating P&L
Gross rent
+61723
Operating costs (22%)
−13579
Net operating income (NOI)
48144
− Debt service
−60117
− Income tax (25%)
−12036
Net cashflow
-24009 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 61723 | 13579 | -24009 | 1368636 | 451394 |
| Y2 | 62957 | 13851 | -23287 | 1396009 | 501705 |
| Y3 | 64216 | 14128 | -22551 | 1423929 | 553522 |
| Y4 | 65501 | 14410 | -21799 | 1452407 | 606895 |
| Y5 | 66811 | 14698 | -21033 | 1481456 | 661878 |
| Y6 | 68147 | 14992 | -20251 | 1511085 | 718526 |
| Y7 | 69510 | 15292 | -19454 | 1541306 | 776895 |
| Y8 | 70900 | 15598 | -18641 | 1572133 | 837045 |
| Y9 | 72318 | 15910 | -17811 | 1603575 | 899036 |
| Y10 | 73764 | 16228 | -16965 | 1635647 | 962932 |
| Σ 10y | Cumulative net cashflow | -205801 | Equity at exit | 962932 | |
Modelling assumptions
- Country baseline: FR — operating costs 22% of gross rent, income tax 25%, capital appreciation 2.0%/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.