Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Bright pied-à-terre in Promenade des Anglais
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
3.3%
Cashflow / mo
-2216
10-yr return
44%
Net cashflow / mo
-2216
EUR · after debt service & taxes
Cap rate
3.3%
NOI ÷ asking price
Cash-on-cash
-5.4%
Year-1 cashflow ÷ cash-in
10-yr total return
44%
3.7% annualised
💼 Acquisition
Asking price
1314500 EUR
Down payment (30%)
394350 EUR
Acquisition fees (7.5%)
98588 EUR
Mortgage principal
920150 EUR
Total cash-in at close
492938 EUR
🏦 Financing
Loan amount
920150 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
4908 EUR
Annual debt service
58894 EUR
📊 Year-1 operating P&L
Gross rent
+55209
Operating costs (22%)
−12146
Net operating income (NOI)
43063
− Debt service
−58894
− Income tax (25%)
−10766
Net cashflow
-26597 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 55209 | 12146 | -26597 | 1340790 | 442210 |
| Y2 | 56313 | 12389 | -25951 | 1367606 | 491498 |
| Y3 | 57439 | 12637 | -25292 | 1394958 | 542260 |
| Y4 | 58588 | 12889 | -24620 | 1422857 | 594548 |
| Y5 | 59760 | 13147 | -23934 | 1451314 | 648412 |
| Y6 | 60955 | 13410 | -23235 | 1480341 | 703907 |
| Y7 | 62174 | 13678 | -22522 | 1509947 | 761089 |
| Y8 | 63418 | 13952 | -21795 | 1540146 | 820014 |
| Y9 | 64686 | 14231 | -21053 | 1570949 | 880744 |
| Y10 | 65980 | 14516 | -20296 | 1602368 | 943340 |
| Σ 10y | Cumulative net cashflow | -235295 | Equity at exit | 943340 | |
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.