Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
2-bed apartment, Cimiez
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
-1429
10-yr return
44%
Net cashflow / mo
-1429
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
847300 EUR
Down payment (30%)
254190 EUR
Acquisition fees (7.5%)
63548 EUR
Mortgage principal
593110 EUR
Total cash-in at close
317738 EUR
🏦 Financing
Loan amount
593110 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
3163 EUR
Annual debt service
37962 EUR
📊 Year-1 operating P&L
Gross rent
+35587
Operating costs (22%)
−7829
Net operating income (NOI)
27758
− Debt service
−37962
− Income tax (25%)
−6939
Net cashflow
-17144 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 35587 | 7829 | -17144 | 864246 | 285040 |
| Y2 | 36298 | 7986 | -16727 | 881531 | 316809 |
| Y3 | 37024 | 8145 | -16303 | 899162 | 349530 |
| Y4 | 37765 | 8308 | -15870 | 917145 | 383233 |
| Y5 | 38520 | 8474 | -15428 | 935488 | 417953 |
| Y6 | 39290 | 8644 | -14977 | 954197 | 453724 |
| Y7 | 40076 | 8817 | -14517 | 973281 | 490582 |
| Y8 | 40878 | 8993 | -14048 | 992747 | 528565 |
| Y9 | 41695 | 9173 | -13570 | 1012602 | 567710 |
| Y10 | 42529 | 9356 | -13082 | 1032854 | 608058 |
| Σ 10y | Cumulative net cashflow | -151666 | Equity at exit | 608058 | |
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.