Sample Deal PackWatchFlip angleMargin-ledResale
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.
Entry
£217,000
Recommended offer
Exit
£298,000
GDV evidence
Profit after works
£35,000
Exit - buy - works
Net profit before tax
£8,610
After costs, before tax
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-readyTrade flip with timing risk
LS8 2AJ3 bed
Model score 71.0/100Evidence-backed rent (74%)Vs local sold 2.6%
Council tax C | Reduced 2026-03-21 | Parking: Driveway | Garden: Rear garden | Accessibility: Split-level family layout; stairs required | Broadband up to 1000 Mbps
Asking
£229,000
Offer scenario: Balanced | £217,000
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
Flip
This is the current best-fit lane from the live pack, not a generic strategy guess.
Next move
Prove the exit before committing to the trade
Pull current resale evidence and live competing stock so the GDV is defended against the market you are selling into, not the market you hope for.
Recommended offer
£217,000
Max pay £221,000 | Ask £229,000
Flip routeMargin-sensitiveExit-demand criticalTime-sensitive
Exit value
£298,000
Expected resale / GDV from the live pack.
UP
Profit after works
£35,000
Exit minus entry and works. Net profit below then deducts buying, tax, selling, and carry.
UP
Net profit before tax
£8,610
Break-even sale £289,390
UP
Flip ROI
3.0%
Residual ceiling £210,610
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 71.0/100
Flip margin exists, but only if entry, specification, and sell-through timing are all kept under hard control.
The pack is decision-ready. Now pressure-test the remaining assumptions.
Best play
Flip
The pack is decision-ready. Now pressure-test the remaining assumptions.
Next move
Prove the exit before committing to the trade
Pull current resale evidence and live competing stock so the GDV is defended against the market you are selling into, not the market you hope for.
Main risk
No critical flags detected
Evidence set looks complete enough to move fast.
Recommended offer
£217,000
Max pay £221,000
Evidence readiness
Decision-ready95/100 evidence score
Evidence complete enough for a real underwriting decision.
Rent
£1,325
Headline rent is backed by direct evidence.
UP
Gross Yield
7.3%
Scenario: Offer (packaged) | Evidence-backed rent | certainty 74%
UP
Net Yield
1.9%
After mortgage + costs
UP
Cashflow
£337
Net income (monthly)
UP
Market Proof
Sold evidence: exact
Local sold median ~£235,000
UP
Supporting scoresReadiness model, opportunity pressure, and offer-read score.Show detailHide detail
Supporting scores
Readiness model, opportunity pressure, and offer-read score.
Evidence
93/100
Data completenessStrong
Deal Quality
71/100
Numbers and evidenceUsable
Opportunity
71/100
Worth chasing nowUsable
Seller Pressure
Pending
Pressure to transactPending
Offer Ready
87/100
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
71/100
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.
87 / 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)
£1,325
Gross and net match (bills excluded)
Sold evidence
verified
Sample size 24 | Basis street_sector
Condition confidence
72%
Condition evidence supports a presentation-led resale project. The trade only works if kitchen, bathroom, and finish costs remain tightly controlled.
Rent evidence
£1,325/mo • scenario range
Leeds LS8 three-bed carry assumption
Evidence-backed condition findings
- dated kitchen spec (medium)
- bathroom and finish scope (medium)
Due diligence checks
- Inspect the front elevation and roofline before locking the contractor budget.
- Validate kitchen and bathroom quote range with at least two traders.
- Pressure-test the resale case against live competing stock, not just older sold evidence.
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
C
Insurance
£46/mo
Maintenance reserve
6.0%
Vacant carry assumption for a trader, not a tenanted hold.
Time on market and reductions
Negotiation leverage based on listing age and price movement.
62 days
Listed date
2026-02-17
Reduced date
2026-03-21
Reductions
1
Leverage note
The property has been exposed for 62 days with one reduction already recorded, but the branch still needs to evidence genuine vendor urgency before the trader discount is pushed further.
Stress test snapshot
How the base scenario behaves under common downside shocks.
Stress-tested
8-week sell-through slip
Cashflow: £120/moROI: 1.20%Delta cashflow: -£217/moDelta ROI: -2.20%
Works drift +£10k equivalent
Cashflow: £87/moROI: 0.90%Delta cashflow: -£250/moDelta ROI: -2.50%
Carry rent -5%
Cashflow: £280/moROI: 2.80%Delta cashflow: -£57/moDelta ROI: -0.60%
Condition AI
Image-led condition view translated into investor impact.
Cosmetic
Condition read
CosmeticCertainty 72%
Medium refurb expected with emphasis on kitchen, bathrooms, flooring, and presentation standard for a resale buyer rather than a long-hold tenant.
Commercial impact
Condition evidence supports a presentation-led resale project. The trade only works if kitchen, bathroom, and finish costs remain tightly controlled.
Likely works / burden
Burden currently reads as cosmetic to light remedial works, but still pressure-test moisture, electrics, roof, and boiler risk.
Front elevation repairs may be required after inspection.Thermal upgrades may be needed if the exit buyer pool is more selective on EPC and presentation.Flip margin compresses quickly if exit slips by even one quarter.Presentation-heavy spec can overrun if contractor scope is not locked 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 72% from captured listing support.
- Inspect the front elevation and roofline before locking the contractor budget.
- Validate kitchen and bathroom quote range with at least two traders.
- Pressure-test the resale case against live competing stock, not just older sold evidence.
Red flags
- Front elevation repairs may be required after inspection.
- Thermal upgrades may be needed if the exit buyer pool is more selective on EPC and presentation.
- Flip margin compresses quickly if exit slips by even one quarter.
- Presentation-heavy spec can overrun if contractor scope is not locked before exchange.
- Resale demand should be checked against live competing stock before pricing the exit.
Kitchen finish needs upgrading to support a stronger resale bracket.
Bathroom finish and detailing influence both budget and buyer perception.
Floorplan AI
Layout leverage translated into commercial upside and checks.
72% confidence
Layout opportunity
No reliable room-count upside yet
The profit driver is resale presentation and time-to-exit, not adding another room into an already marketable family layout.
Commercial implication
Treat the floorplan as a confirmation tool rather than the main source of upside.
Confidence
Layout parse 72% confident from the available floorplan evidence.
Check before relying on it
- Resale-first layout
- Do not force densification
Detailed layout read
No - layout does not support it
The profit driver is resale presentation and time-to-exit, not adding another room into an already marketable family layout.
Detected bedrooms / bathrooms
3 / 2
Room detection
6 rooms parsed
Resale-first layout | Do not force densification
Living room
16.1 m2 | 78%
Dining room
11.7 m2 | 75%
Kitchen
10.3 m2 | 74%
Bedroom 1
13.4 m2 | 81%
Bedroom 2
10.7 m2 | 78%
Bedroom 3
8.2 m2 | 73%
Synthetic demo floorplan used to explain why the trade case is finish-led rather than layout-led.
Compliance checklist
FLIPhigh priorityThis trade case is only investable if entry, specification, carry, and exit evidence are all controlled like a margin business.
Margin-sensitiveExact sold matchExit timing matters
- Validate current resale comparables and live competing stock before assuming the GDV holds.
- Quote the works as a fixed specification with contingency, not a vague presentation budget.
- Model carry, utilities, council tax, and sales friction if the exit slips beyond the base timeline.
- Keep the entry sensible; this is not deep-value enough to absorb sloppy execution.
Renovation scope breakdown
Total £46,000Kitchen and bathrooms
£17,000
Decoration, flooring, and joinery
£12,500
Exterior, windows, and curb appeal
£7,000
Services, snagging, and contingency
£9,500
Flip routeMargin-sensitiveExit-demand criticalTime-sensitive
Underwriting snapshot
Known vs. missing - so the investor trusts you.
Decision-ready
Asking price
£229,000
Rent input
£1,325
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: Oakwood & Roundhay Homes
Council tax
Band C
Listed / Reduced
Listed 2026-02-17 | Reduced 2026-03-21
Parking / Garden
Driveway / Rear garden
Accessibility
Split-level family layout; stairs required
Broadband
Up to 1000 Mbps
EPC evidence
EPC image captured
Market reality check
What sold data says - and what it doesn't.
Vs median 2.6% below
Context
Local sold median ~£235,000
Last sold: £214,000 | 2021-05-27
Vs local median
2.6% below
Sold-evidence-backed signal
Sample strength
24 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
Flip margin exists, but only if entry, specification, and sell-through timing are all kept under hard control.
This is tradable, not forgiving. The deal only works if the entry is sensible, the works are tightly quoted, and the exit is backed by real resale demand rather than wishful pricing.
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
- Inspect the front elevation and roofline before locking the contractor budget.
- Validate kitchen and bathroom quote range with at least two traders.
- Pressure-test the resale case against live competing stock, not just older sold evidence.
- Resale-first layout
Current posture
The pack is decision-ready. Now pressure-test the remaining assumptions.
This is tradable, not forgiving. The deal only works if the entry is sensible, the works are tightly quoted, and the exit is backed by real resale demand rather than wishful pricing.
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 72%
Medium refurb expected with emphasis on kitchen, bathrooms, flooring, and presentation standard for a resale buyer rather than a long-hold tenant.
Red flags
- Front elevation repairs may be required after inspection.
- Thermal upgrades may be needed if the exit buyer pool is more selective on EPC and presentation.
- Flip margin compresses quickly if exit slips by even one quarter.
- Presentation-heavy spec can overrun if contractor scope is not locked before exchange.
- Resale demand should be checked against live competing stock before pricing the exit.
Copy/paste agent questions
Flush out deal-killers fast.
Due diligence
- What feedback has the branch had from recent viewings or prior marketing on price and presentation?
- Any known issues with roofing, elevations, drainage, or damp that could move the capex budget materially?
- Has the property been let or owner-occupied, and are there any service records for kitchen, bathrooms, boiler, or electrics?
- What buyer profile has the agent seen in this micro-location over the last six months?
- Any chain or timing pressure that would support a clean trader entry?
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) Prove the exit before committing to the tradePull current resale evidence and live competing stock so the GDV is defended against the market you are selling into, not the market you hope for.
- 2) Quote the works as a fixed scopeKitchen, bathrooms, flooring, decoration, and elevation touch-ups should be costed before the 217k entry is tightened.
- 3) Price the carry, not just the headline marginAn eight-week slip meaningfully degrades the trade, so finance, council tax, utilities, and sales friction all need to be in the model.
- 4) Keep the hold fallback honestIf the exit market softens, the property still needs a viable carry posture rather than becoming a forced sale.
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 only attractive if the buyer protects entry and treats timing control as part of the edge.
Proof view
Margin exists, but it is fragile. Slippage in works, exit value, or timeline erodes the trade quickly.
Next move
Underwrite margin conservatively, cap works creep early, and demand a clean exit rationale before offering.
Switch sample
Use the same pack standard across hold, BRR, flip, HMO, and walk-away cases.
Run free preview scanCheck 1
Check resale comps
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 2
Cap timeline drift
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 3
Keep margin buffer intact
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