Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal on
Underwrite the deal on
Architect-designed villa 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
-1848
10-yr return
44%
Net cashflow / mo
-1848
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
1096100 EUR
Down payment (30%)
328830 EUR
Acquisition fees (7.5%)
82208 EUR
Mortgage principal
767270 EUR
Total cash-in at close
411038 EUR
🏦 Financing
Loan amount
767270 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
4092 EUR
Annual debt service
49109 EUR
📊 Year-1 operating P&L
Gross rent
+46036
Operating costs (22%)
−10128
Net operating income (NOI)
35908
− Debt service
−49109
− Income tax (25%)
−8977
Net cashflow
-22178 EUR
📈 10-year projection
2.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 46036 | 10128 | -22178 | 1118022 | 368738 |
| Y2 | 46957 | 10331 | -21639 | 1140382 | 409837 |
| Y3 | 47896 | 10537 | -21090 | 1163190 | 452165 |
| Y4 | 48854 | 10748 | -20529 | 1186454 | 495765 |
| Y5 | 49831 | 10963 | -19958 | 1210183 | 540680 |
| Y6 | 50828 | 11182 | -19375 | 1234387 | 586955 |
| Y7 | 51844 | 11406 | -18780 | 1259074 | 634636 |
| Y8 | 52881 | 11634 | -18174 | 1284256 | 683771 |
| Y9 | 53939 | 11867 | -17555 | 1309941 | 734411 |
| Y10 | 55018 | 12104 | -16924 | 1336140 | 786607 |
| Σ 10y | Cumulative net cashflow | -196201 | Equity at exit | 786607 | |
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.