Sample Deal PackProceedCleaner rentalBTL holdIncome-led
Inspect the pack buyers see before you run your own scan.
This is the real Deal Pack surface in sample mode. Switch cases to see how the same verdict, maths, evidence, risks, and next move hold up across BTL, BRR, flip, HMO, and walk-away deals.
Asking
£190,000
Listing basis
Offer
£182,000
Evidence-led
Yield
9.2%
Modelled
Cashflow
£530/mo
After assumptions
Before the full sample
Inspect it like a buyer would.
The full sample is long on purpose, but the first judgment is simple: can someone understand the case, challenge the assumptions, and see what still needs proving?
01
Read the verdict first
The pack should say whether the deal is worth time, not just show a flattering yield.
02
Check proof labels
Observed, estimated, missing, and external-check items are kept separate so weak evidence stays visible.
03
Look for the next move
A useful pack should end with the action to take next: view, call, offer, strengthen proof, or walk away.
Investor Deal Pack
Evidence-readyCashflow hold with pricing edge
LS7 2RW3 bed
Model score 82.0/100Evidence-backed rent (82%)Vs local sold 11.2%
Council tax B | Reduced 2026-03-08 | Parking: On-street permit | Garden: Private rear garden | Accessibility: Standard two-storey layout; stairs required | Broadband up to 900 Mbps
Asking
£190,000
Offer scenario: Conservative | £182,000
This curated demo case is fully packaged so the workflow can be inspected end to end.
Decision spine
Verdict
Evidence-ready
Pack note
Lead strategy
BTL
This is the current best-fit lane from the live pack, not a generic strategy guess.
Next move
Lock the rent case before moving the offer
Keep the rent assumption at the 1,400 pcm base band unless the viewing and branch evidence justify the uplift route.
Recommended offer
£182,000
Max pay £185,000 | Ask £190,000
Proceed candidateCashflow-positiveBelow sold medianNegotiation-ready
Gross yield
9.2%
Offer £182,000 | Asking £190,000
UP
Net yield
3.5%
Offer £182,000 | Asking £190,000
DOWN
Cashflow
£530/mo
Offer £182,000 | Asking £190,000
UP
Discount vs median
11.2%
Sold-price backed signal
UP
Listing photos (5)1 / 5
Evidence
Floorplan captured
EPC
EPC image captured
Pack note
This curated demo case is fully packaged so the workflow can be inspected end to end.
5 photos captured
Deal Pack checklist
Work through the pack in this order.
Start with the verdict, then check the numbers, comps & value, and the next move.
Use Comps & Value to compare sold prices, local comps, market value support, and rent evidence.
Fast scan
Decision-first. No fluff.
Investor brief
Evidence readiness
Decision-ready(95/100 evidence score)
Evidence complete enough for a real underwriting decision.
Offer (packaged)
Decision-readyOffer (packaged)Model 82.0/100
Proceed-grade BTL: discounted entry, lender-friendly works, and a clean offer path for a steady hold.
The pack is decision-ready. Now pressure-test the remaining assumptions.
Best play
BTL
The pack is decision-ready. Now pressure-test the remaining assumptions.
Next move
Lock the rent case before moving the offer
Keep the rent assumption at the 1,400 pcm base band unless the viewing and branch evidence justify the uplift route.
Main risk
No critical flags detected
Evidence set looks complete enough to move fast.
Recommended offer
£182,000
Max pay £185,000
Evidence readiness
Decision-ready95/100 evidence score
Evidence complete enough for a real underwriting decision.
Rent
£1,400
Headline rent is backed by direct evidence.
UP
Gross Yield
9.2%
Scenario: Offer (packaged) | Evidence-backed rent | certainty 82%
UP
Net Yield
3.5%
After mortgage + costs
UP
Cashflow
£530
Net income (monthly)
UP
Market Proof
Sold evidence: exact
Local sold median ~£214,000
UP
Supporting scoresReadiness model, opportunity pressure, and offer-read score.Show detailHide detail
Supporting scores
Readiness model, opportunity pressure, and offer-read score.
Evidence
94/100
Data completenessStrong
Deal Quality
82/100
Numbers and evidenceStrong
Opportunity
82/100
Worth chasing nowStrong
Seller Pressure
Pending
Pressure to transactPending
Offer Ready
92/100
No critical contradictionsReady
Opportunity profile
Separate the quality of the deal from the quality of the acquisition setup.
Signals building
Opportunity signals are still forming on this pack.
Opportunity score
82/100
Worth chasing overall
Motivation
Pending
Signals pending
Competition risk
Pending
Pending
Outreach priority
Pending
Pending
Estate-sale signals lowEvidence thin
Observed / sourced
- No direct probate confirmation is established from the listing alone.
Motivation lowCompetition medium
Drivers
- No stronger motivation signal has been evidenced yet.
Negotiation posture
Negotiation posture is still forming.
What to confirm before offering
- Vendor timeline, occupancy status, and competing interest still need confirming.
Decision readiness
One honest view of what is observed, estimated, and still blocking a confident next move.
Decision-ready
Evidence complete enough for a real underwriting decision.
Observed
—
Estimated
—
Missing
0
Risk & compliance posture
Provenance-aware signals. High trust when observed, honest manual checks when coverage is thin.
Signals building
Coverage
partial
Manual checks
0
Signal count
0
Supporting material
Investment memo
A forwardable memo spine built from the current live pack.
DRAFT
Executive investment summary is still being assembled from the live pack.
Memo workflow
Keep the Deal Pack revisioned like a real investment memo, not a one-off export.
Rev 0
Revision note
Evidence & confidence
Canonical inputs used across ROI, offer guidance, and summary.
92 / 100
Rent support
Evidence-backed rent
Headline rent is backed by direct evidence.
Rent source
curated demo case
Verified for sales-ready use
Rent used (net)
£1,400
Gross and net match (bills excluded)
Sold evidence
verified
Sample size 38 | Basis street_sector
Condition confidence
82%
Condition evidence supports a cosmetic hold refurbishment rather than a structural repositioning case.
Rent evidence
£1,400/mo • scenario range
North-east Leeds family-hold evidence band
Evidence-backed condition findings
- dated kitchen finish (medium)
- dated bathroom finish (medium)
Due diligence checks
- Request boiler age, service records, and any recent electrical works before offer progression.
- Inspect the rear roofline and loft ventilation during survey.
- Confirm whether any internal wall movement has been observed since the last sale.
Costs that kill deals
UK-specific costs and unknowns that must be confirmed.
Sales-ready checks passed
Tenure
Freehold
Lease years remaining
Not applicable
Not required for freehold
Service charge
Not applicable
Ground rent
Not applicable
Council tax
B
Insurance
£42/mo
Maintenance reserve
6.0%
Standard AST assumption: tenant pays utilities directly.
Time on market and reductions
Negotiation leverage based on listing age and price movement.
66 days
Listed date
2026-02-13
Reduced date
2026-03-08
Reductions
1
Leverage note
The listing has been live for 66 days and has already taken one March reduction, so the packaged 182k entry can be framed as speed and certainty rather than a speculative lowball.
Stress test snapshot
How the base scenario behaves under common downside shocks.
Stress-tested
Rate +1.0%
Cashflow: £416/moROI: 6.40%Delta cashflow: -£114/moDelta ROI: -1.70%
Rent -5%
Cashflow: £470/moROI: 7.20%Delta cashflow: -£60/moDelta ROI: -0.90%
One-month void + repairs
Cashflow: £413/moROI: 6.30%Delta cashflow: -£117/moDelta ROI: -1.80%
Condition AI
Image-led condition view translated into investor impact.
Cosmetic
Condition read
CosmeticCertainty 82%
Condition profile is consistent with a light-to-medium cosmetic project: dated kitchen, bathroom refresh, flooring, decoration, and service-item checks. Nothing here justifies paying a premium before survey.
Commercial impact
Condition evidence supports a cosmetic hold refurbishment rather than a structural repositioning case.
Likely works / burden
Burden currently reads as cosmetic to light remedial works, but still pressure-test moisture, electrics, roof, and boiler risk.
Kitchen and bathroom specification appears dated.Boiler and electrics should be documented before commitment.Rear roofline should be inspected during survey.Boiler age and service history should be confirmed before exchange.
Strategy impact
This can still fit a disciplined hold or light value-add if the scope stays contained once you are on site.
Confidence
Evidence panel confidence 82% from captured listing support.
- Request boiler age, service records, and any recent electrical works before offer progression.
- Inspect the rear roofline and loft ventilation during survey.
- Confirm whether any internal wall movement has been observed since the last sale.
Red flags
- Kitchen and bathroom specification appears dated.
- Boiler and electrics should be documented before commitment.
- Rear roofline should be inspected during survey.
- Boiler age and service history should be confirmed before exchange.
- Rear roofline should be checked during survey before final offer escalation.
- If the reception split is weaker than expected, the rent stretch case should be ignored.
Kitchen fit-out is serviceable but clearly behind the local rental benchmark.
Bathroom finish supports the cosmetic works allowance in the hold case.
Floorplan AI
Layout leverage translated into commercial upside and checks.
78% confidence
Layout opportunity
Layout upside looks plausible
The second reception can support a stronger family-hold layout if the access route, natural light, and lender interpretation remain clean.
Commercial implication
If the layout case survives viewing, it can strengthen rentability or strategy fit without relying only on finish.
Confidence
Layout parse 78% confident from the available floorplan evidence.
Check before relying on it
- Reception reconfiguration possible
- Keep the layout lender-friendly
Detailed layout read
Yes - layout supports it
The second reception can support a stronger family-hold layout if the access route, natural light, and lender interpretation remain clean.
Detected bedrooms / bathrooms
3 / 1
Room detection
6 rooms parsed
Reception reconfiguration possible | Keep the layout lender-friendly
Living room
16.8 m2 | 82%
Dining / second reception
11.2 m2 | 79%
Kitchen
9.1 m2 | 77%
Bedroom 1
12.6 m2 | 84%
Bedroom 2
10.2 m2 | 81%
Bedroom 3
7.4 m2 | 74%
Synthetic demo floorplan used to show room count and reconfiguration logic.
Compliance checklist
BTLmedium priorityThis is a standard hold deal with documented service-item checks and no specialist licensing path.
FreeholdStandard ASTLender-friendly works
- Confirm boiler service history and EICR position before exchange.
- Validate no title restrictions, rights-of-way, or access issues affect resale or mortgageability.
- Inspect roofline, loft ventilation, and any signs of moisture before final offer sign-off.
- Keep the works schedule cosmetic so the hold stays inside lender and valuer comfort.
Renovation scope breakdown
Total £18,000Kitchen refresh
£6,500
Bathroom refresh
£4,200
Decoration and flooring
£4,300
Contingency and snagging
£3,000
Proceed candidateCashflow-positiveBelow sold medianNegotiation-ready
Underwriting snapshot
Known vs. missing - so the investor trusts you.
Decision-ready
Asking price
£190,000
Rent input
£1,400
Used in: Offer (packaged) | Verified
Tenure
Freehold
Title details pending confirmation.
EPC
Band D
Band D
Market proof
Attached
Exact sold match available
Agent contact
Agent: North Leeds Residential
Council tax
Band B
Listed / Reduced
Listed 2026-02-13 | Reduced 2026-03-08
Parking / Garden
On-street permit / Private rear garden
Accessibility
Standard two-storey layout; stairs required
Broadband
Up to 900 Mbps
EPC evidence
EPC image captured
Market reality check
What sold data says - and what it doesn't.
Vs median 11.2% below
Context
Local sold median ~£214,000
Last sold: £172,000 | 2022-09-16
Vs local median
11.2% below
Sold-evidence-backed signal
Sample strength
38 area | 1 exact
More comparable sales improves pricing certainty.
Discounts can be opportunity or hidden pain. Premiums need a reason (plot, refurb, scarcity). Confirm the "why".
Investor read
Short, decisive read from the current live pack.
Deal read
Proceed-grade BTL: discounted entry, lender-friendly works, and a clean offer path for a steady hold.
This is the benchmark proceed case: buy below evidence, keep the works lender-friendly, and let the hold do the heavy lifting. The deal is attractive because the downside is legible and the offer can be defended.
Why it still has a case
- Discount to local sold median with adequate sample depth
- Family-sized three-bed layout supports resilient tenant demand
- Cosmetic refurb scope rather than structural repositioning
- Offer ceiling and walk-away line are already modelled
What still needs proving
- Request boiler age, service records, and any recent electrical works before offer progression.
- Inspect the rear roofline and loft ventilation during survey.
- Confirm whether any internal wall movement has been observed since the last sale.
- Reception reconfiguration possible
Current posture
The pack is decision-ready. Now pressure-test the remaining assumptions.
This is the benchmark proceed case: buy below evidence, keep the works lender-friendly, and let the hold do the heavy lifting. The deal is attractive because the downside is legible and the offer can be defended.
Discount to local sold median with adequate sample depth • Family-sized three-bed layout supports resilient tenant demand • Cosmetic refurb scope rather than structural repositioning • Offer ceiling and walk-away line are already modelled
Condition: cosmeticCondition certainty 82%
Condition profile is consistent with a light-to-medium cosmetic project: dated kitchen, bathroom refresh, flooring, decoration, and service-item checks. Nothing here justifies paying a premium before survey.
Red flags
- Kitchen and bathroom specification appears dated.
- Boiler and electrics should be documented before commitment.
- Rear roofline should be inspected during survey.
- Boiler age and service history should be confirmed before exchange.
- Rear roofline should be checked during survey before final offer escalation.
- If the reception split is weaker than expected, the rent stretch case should be ignored.
Copy/paste agent questions
Flush out deal-killers fast.
Due diligence
- Why is the vendor selling and what timeline are they working to?
- What work has been completed in the last 5 years, and can the branch send the certificates?
- Any known issues with boiler age, electrics, roofline, or moisture ingress?
- What level of interest has the reduced price generated since the January cut?
- Any title restrictions, covenants, or rights-of-way that could affect lender appetite?
- Can you confirm chain position and realistic completion timing?
Use this as the default outreach set. Strategy and Market only add the follow-ups that are specific to their lane.
Recommended next actions
These are the case-specific moves that tighten the decision.
- 1) Lock the rent case before moving the offerKeep the rent assumption at the 1,400 pcm base band unless the viewing and branch evidence justify the uplift route.
- 2) Confirm the service items in writingGet boiler age, electrical certification, and any recent roof work confirmed before tightening terms.
- 3) Price the cosmetic scope properlyKitchen, bathroom, flooring, and decoration should be quoted with contingency so the hold remains cashflow-positive after works.
- 4) Use the existing price reductionThe January reduction gives a clean negotiation anchor for the 182k packaged offer without relying on soft vendor psychology.
What the pack proves
The sample separates evidence from assumption.
The point is not to make every deal look exciting. It is to show what is observed, estimated, missing, and still needs checking.
Decision posture
This is the kind of deal most investors want more of: steady, financeable, and simple to explain.
Proof view
Discounted entry against sold context, stable base-case cashflow, and a cleaner lender-friendly hold profile.
Next move
Move quickly, confirm tenancy and condition, then anchor the offer around evidence-led pricing discipline.
Switch sample
Use the same pack standard across hold, BRR, flip, HMO, and walk-away cases.
Run free preview scanCheck 1
Confirm tenancy position
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 2
Validate sold-price fit
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 3
Tighten lender pack
This stays visible in the pack so the buyer knows what still needs proving before action.
Next step
Run this standard on your own area.
The preview scan shows the ranked queue first. Full Deal Packs open after the trial starts.
Run free preview scan