Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Family home, Vieux Lyon · Ref 8114
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
-2283
10-yr return
50%
Net cashflow / mo
-2283
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
1530900 EUR
Down payment (30%)
459270 EUR
Acquisition fees (7.5%)
114818 EUR
Mortgage principal
1071630 EUR
Total cash-in at close
574088 EUR
🏦 Financing
Loan amount
1071630 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
5716 EUR
Annual debt service
68590 EUR
📊 Year-1 operating P&L
Gross rent
+70421
Operating costs (22%)
−15493
Net operating income (NOI)
54929
− Debt service
−68590
− Income tax (25%)
−13732
Net cashflow
-27393 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 70421 | 15493 | -27393 | 1561518 | 515009 |
| Y2 | 71830 | 15803 | -26569 | 1592748 | 572411 |
| Y3 | 73266 | 16119 | -25729 | 1624603 | 631530 |
| Y4 | 74732 | 16441 | -24871 | 1657095 | 692425 |
| Y5 | 76226 | 16770 | -23997 | 1690237 | 755157 |
| Y6 | 77751 | 17105 | -23105 | 1724042 | 819788 |
| Y7 | 79306 | 17447 | -22196 | 1758523 | 886383 |
| Y8 | 80892 | 17796 | -21268 | 1793693 | 955009 |
| Y9 | 82510 | 18152 | -20321 | 1829567 | 1025737 |
| Y10 | 84160 | 18515 | -19356 | 1866159 | 1098638 |
| Σ 10y | Cumulative net cashflow | -234805 | Equity at exit | 1098638 | |
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.