Country-aware · Mortgage · Taxes · Cashflow · Appreciation
Underwrite the deal
Underwrite the deal
like a real estate fund.
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
4.3%
Cashflow / mo
-406
10-yr return
97%
Net cashflow / mo
-406
EUR · after debt service & taxes
Cap rate
4.3%
NOI ÷ asking price
Cash-on-cash
-3.7%
Year-1 cashflow ÷ cash-in
10-yr total return
97%
7.0% annualised
💼 Acquisition
Asking price
350000 EUR
Down payment (30%)
105000 EUR
Acquisition fees (8.0%)
28000 EUR
Mortgage principal
245000 EUR
Total cash-in at close
133000 EUR
🏦 Financing
Loan amount
245000 EUR
Mortgage rate
4.10%
Term
25 years
Monthly payment
1307 EUR
Annual debt service
15681 EUR
📊 Year-1 operating P&L
Gross rent
+19250
Operating costs (22%)
−4235
Net operating income (NOI)
15015
− Debt service
−15681
− Income tax (28%)
−4204
Net cashflow
-4870 EUR
📈 10-year projection
3.0% capital appreciation /yr| Year | Gross rent | Opex | Net cashflow | Property value | Equity |
|---|---|---|---|---|---|
| Y1 | 19250 | 4235 | -4870 | 360500 | 121243 |
| Y2 | 19828 | 4362 | -4546 | 371315 | 138042 |
| Y3 | 20422 | 4493 | -4212 | 382454 | 155414 |
| Y4 | 21035 | 4628 | -3868 | 393928 | 173382 |
| Y5 | 21666 | 4767 | -3514 | 405746 | 191964 |
| Y6 | 22316 | 4910 | -3149 | 417918 | 211184 |
| Y7 | 22986 | 5057 | -2773 | 430456 | 231064 |
| Y8 | 23675 | 5209 | -2385 | 443370 | 251627 |
| Y9 | 24385 | 5365 | -1986 | 456671 | 272896 |
| Y10 | 25117 | 5526 | -1576 | 470371 | 294897 |
| Σ 10y | Cumulative net cashflow | -32878 | Equity at exit | 294897 | |
Modelling assumptions
- Country baseline: PT — operating costs 22% of gross rent, income tax 28%, capital appreciation 3.0%/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.