Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Penthouse-style apartment, Le Marais · Ref 7891
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
2.7%
Cashflow / mo
-4652
10-yr return
32%
Net cashflow / mo
-4652
EUR · after debt service & taxes
Cap rate
2.7%
NOI ÷ asking price
Cash-on-cash
-6.5%
Year-1 cashflow ÷ cash-in
10-yr total return
32%
2.8% annualised
💼 Acquisition
Asking price
2294700 EUR
Down payment (30%)
688410 EUR
Acquisition fees (7.5%)
172103 EUR
Mortgage principal
1606290 EUR
Total cash-in at close
860513 EUR
🏦 Financing
Loan amount
1606290 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
8568 EUR
Annual debt service
102810 EUR
📊 Year-1 operating P&L
Gross rent
+80315
Operating costs (22%)
−17669
Net operating income (NOI)
62645
− Debt service
−102810
− Income tax (25%)
−15661
Net cashflow
-55826 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 80315 | 17669 | -55826 | 2340594 | 771959 |
| Y2 | 81921 | 18023 | -54887 | 2387406 | 857999 |
| Y3 | 83559 | 18383 | -53928 | 2435154 | 946614 |
| Y4 | 85230 | 18751 | -52951 | 2483857 | 1037891 |
| Y5 | 86935 | 19126 | -51953 | 2533534 | 1131922 |
| Y6 | 88674 | 19508 | -50936 | 2584205 | 1228799 |
| Y7 | 90447 | 19898 | -49899 | 2635889 | 1328619 |
| Y8 | 92256 | 20296 | -48841 | 2688607 | 1431485 |
| Y9 | 94101 | 20702 | -47761 | 2742379 | 1537500 |
| Y10 | 95983 | 21116 | -46660 | 2797227 | 1646773 |
| Σ 10y | Cumulative net cashflow | -513643 | Equity at exit | 1646773 | |
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.