Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Family home, 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
-3126
10-yr return
44%
Net cashflow / mo
-3126
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
1854000 EUR
Down payment (30%)
556200 EUR
Acquisition fees (7.5%)
139050 EUR
Mortgage principal
1297800 EUR
Total cash-in at close
695250 EUR
🏦 Financing
Loan amount
1297800 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
6922 EUR
Annual debt service
83066 EUR
📊 Year-1 operating P&L
Gross rent
+77868
Operating costs (22%)
−17131
Net operating income (NOI)
60737
− Debt service
−83066
− Income tax (25%)
−15184
Net cashflow
-37513 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 77868 | 17131 | -37513 | 1891080 | 623703 |
| Y2 | 79425 | 17474 | -36602 | 1928902 | 693219 |
| Y3 | 81014 | 17823 | -35672 | 1967480 | 764816 |
| Y4 | 82634 | 18180 | -34725 | 2006829 | 838563 |
| Y5 | 84287 | 18543 | -33758 | 2046966 | 914535 |
| Y6 | 85973 | 18914 | -32772 | 2087905 | 992806 |
| Y7 | 87692 | 19292 | -31766 | 2129663 | 1073456 |
| Y8 | 89446 | 19678 | -30740 | 2172256 | 1156566 |
| Y9 | 91235 | 20072 | -29693 | 2215702 | 1242221 |
| Y10 | 93059 | 20473 | -28626 | 2260016 | 1330508 |
| Σ 10y | Cumulative net cashflow | -331865 | Equity at exit | 1330508 | |
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.