Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Family home, 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
-3022
10-yr return
50%
Net cashflow / mo
-3022
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
2026600 EUR
Down payment (30%)
607980 EUR
Acquisition fees (7.5%)
151995 EUR
Mortgage principal
1418620 EUR
Total cash-in at close
759975 EUR
🏦 Financing
Loan amount
1418620 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
7567 EUR
Annual debt service
90799 EUR
📊 Year-1 operating P&L
Gross rent
+93224
Operating costs (22%)
−20509
Net operating income (NOI)
72714
− Debt service
−90799
− Income tax (25%)
−18179
Net cashflow
-36263 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 93224 | 20509 | -36263 | 2067132 | 681767 |
| Y2 | 95088 | 20919 | -35172 | 2108475 | 757755 |
| Y3 | 96990 | 21338 | -34060 | 2150644 | 836017 |
| Y4 | 98930 | 21765 | -32925 | 2193657 | 916630 |
| Y5 | 100908 | 22200 | -31767 | 2237530 | 999674 |
| Y6 | 102926 | 22644 | -30587 | 2282281 | 1085233 |
| Y7 | 104985 | 23097 | -29382 | 2327926 | 1173391 |
| Y8 | 107085 | 23559 | -28154 | 2374485 | 1264238 |
| Y9 | 109226 | 24030 | -26901 | 2421975 | 1357867 |
| Y10 | 111411 | 24510 | -25623 | 2470414 | 1454373 |
| Σ 10y | Cumulative net cashflow | -310834 | Equity at exit | 1454373 | |
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.