Council tax B · Reduced 2026-01-28 · 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

Call 0113 555 0198 Floorplan

This curated demo case is fully packaged so the workflow can be inspected end to end.

Proceed candidateCashflow-positiveBelow sold medianNegotiation-ready

Gross yield

9.2%

Offer £182,000 | Asking £190,000

Net yield

3.5%

Offer £182,000 | Asking £190,000

Down

Cashflow

£530/mo

Offer £182,000 | Asking £190,000

Discount vs median

11.2%

Sold-price backed signal

Listing photo1/5

Evidence

Floorplan captured

EPC

EPC image captured

Map

Map captured

Map snapshot captured. Open map for full context.

Open map

Floorplan

Floorplan captured

Open floorplan

Pack note

This curated demo case is fully packaged so the workflow can be inspected end to end.

5 photos captured

Deal pack

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)

The pack is decision-ready. Now pressure-test the remaining assumptions.

Model score 82.0/100Vs median 11.2% below

Evidence set looks complete enough to move fast.

Rent (pcm)

£1,400

Headline rent is backed by direct evidence.

Gross yield

9.2%

Scenario: Offer (packaged) | Evidence-backed rent | certainty 82%

Net yield

3.5%

After mortgage + costs

Cashflow / mo

£530

Net income (monthly)

Market proof

Exact-match evidence

Local sold median ~£214,000

Evidence coverage

94/100

Data and evidence coverage

Deal strength

82/100

How good the deal looks on numbers and evidence

Opportunity score

82/100

How worth chasing the situation looks overall

Seller motivation

Not enough data yet

Signals of flexibility, timeline pressure, or weaker retail appeal

Flat

Offer-readiness

92/100

No critical contradictions detected

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

Outreach priority

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

Investment memo

A forwardable memo spine built from the current live pack.

DRAFT

Executive investment summary is still being assembled from the live pack.

Risk & compliance posture

Provenance-aware signals. High trust when observed, honest manual checks when coverage is thin.

Signals building

Coverage

partial

Manual checks

Signal count

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

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

2026-01-05

Reduced date

2026-01-28

Reductions

Leverage note

One price cut is already on record, so the packaged offer can be framed as a clean proceedable position.

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: -1.80%

Rent -5%

Cashflow: £470/moROI: 7.30%Delta cashflow: -£60/moDelta ROI: -0.90%

One-month void + repairs

Cashflow: £413/moROI: 6.40%Delta cashflow: -£117/moDelta ROI: -1.80%

Condition evidence

Image and text evidence attached to condition findings.

2 image refs

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 interpretation and add-bedroom potential.

78% confidence

Can add bedroom?

Yes (supported)

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 priority

This is a standard hold acquisition 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 £18,000

Kitchen 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

Market proof

Attached

Exact sold match available

Agent contact

0113 555 0198

Agent: North Leeds Residential

Council tax

Band B

Listed / Reduced

Listed 2026-01-05 | Reduced 2026-01-28

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

Map evidence

Map captured

Map snapshot captured. Open map for full context.

Open map

Floorplan

Floorplan captured

Open floorplan

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".

AI summary

Compressed into investor language.

AI ready

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?

Investors do not lose money on analysis - they lose money on unchecked assumptions. This list is designed to kill assumptions quickly.

Recommended next actions

These are the case-specific moves that tighten the decision.

1) Lock the rent case before moving the offer
Keep the underwriting at the 1,400 pcm base band unless the viewing and branch evidence justify the uplift route.
2) Confirm the service items in writing
Get boiler age, electrical certification, and any recent roof work confirmed before tightening terms.
3) Price the cosmetic scope properly
Kitchen, bathroom, flooring, and decoration should be quoted with contingency so the hold remains cashflow-positive after works.
4) Use the existing price reduction
The January reduction gives a clean negotiation anchor for the 182k packaged offer without relying on soft vendor psychology.

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