Sample Deal PackWatchHMO potentialMulti-let upsideCompliance-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
£210,000
Listing basis
Offer
£201,000
Evidence-led
BTL rent
£1,275/mo
Fallback
HMO rent
£1,950/mo
Upside case
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-led HMO conversion candidate
LS6 2DS4 bed
Model score 76.0/100Evidence-backed rent (77%)Vs local sold 6.3%
Council tax B | Reduced 2026-03-17 | Parking: Permit parking | Garden: Rear garden | Accessibility: Two-storey house; stairs required | Broadband up to 1000 Mbps
Asking
£210,000
Offer scenario: Conservative | £201,000
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
HMO
This is the current best-fit lane from the live pack, not a generic strategy guess.
Next move
Validate the policy route first
Check Article 4, local licensing, and planning relevance before you spend time modelling room rents.
Recommended offer
£201,000
Max pay £205,000 | Ask £210,000
HMO routeCompliance-gatedCashflow upsideLicensing-sensitive
Gross yield
7.6%
Offer £201,000 | Asking £210,000
FLAT
Net yield
2.1%
Offer £201,000 | Asking £210,000
DOWN
Cashflow
£353/mo
Offer £201,000 | Asking £210,000
UP
Discount vs median
6.3%
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 76.0/100
Highest cashflow upside in the set, but only if licensing, room layout, and fire-safety scope are all cleared early.
The pack is decision-ready. Now pressure-test the remaining assumptions.
Best play
HMO
The pack is decision-ready. Now pressure-test the remaining assumptions.
Next move
Validate the policy route first
Check Article 4, local licensing, and planning relevance before you spend time modelling room rents.
Main risk
No critical flags detected
Evidence set looks complete enough to move fast.
Recommended offer
£201,000
Max pay £205,000
Evidence readiness
Decision-ready95/100 evidence score
Evidence complete enough for a real underwriting decision.
Rent
£1,275
Headline rent is backed by direct evidence.
UP
Gross Yield
7.6%
Scenario: Offer (packaged) | Evidence-backed rent | certainty 77%
UP
Net Yield
2.1%
After mortgage + costs
UP
Cashflow
£353
Net income (monthly)
UP
Market Proof
Sold evidence: proxy-backed
Local sold median ~£224,000
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
76/100
Numbers and evidenceUsable
Opportunity
76/100
Worth chasing nowUsable
Seller Pressure
Pending
Pressure to transactPending
Offer Ready
89/100
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
76/100
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.
89 / 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)
£1,275
Gross and net match (bills excluded)
Sold evidence
proxy
Sample size 34 | Basis street_sector
Condition confidence
74%
Condition is manageable for a standard hold, but the HMO route introduces additional capex around fire safety, circulation, and amenity quality.
Rent evidence
£1,275/mo • scenario range
Leeds LS6 four-bed hold fallback band
Evidence-backed condition findings
- shared amenity upgrade (medium)
- bathroom capacity and finish (medium)
Due diligence checks
- Confirm Article 4 and licensing route before treating room-rent upside as real.
- Measure rooms, circulation, and shared amenity space on site before pricing the extra-room case.
- Price fire doors, alarm system, and escape-route works before increasing the entry.
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
£48/mo
Maintenance reserve
7.0%
BTL fallback assumes tenant-paid utilities. HMO route should be re-underwritten with bills and management included.
Time on market and reductions
Negotiation leverage based on listing age and price movement.
59 days
Listed date
2026-02-20
Reduced date
2026-03-17
Reductions
1
Leverage note
One March reduction is already on record after 59 days live, which supports a sensible BTL-backed entry. Do not pay HMO upside before compliance is proven.
Stress test snapshot
How the base scenario behaves under common downside shocks.
Stress-tested
Rate +1.0%
Cashflow: £228/moROI: 2.90%Delta cashflow: -£125/moDelta ROI: -1.70%
BTL rent -5%
Cashflow: £298/moROI: 3.90%Delta cashflow: -£55/moDelta ROI: -0.70%
Licensing delay + fire-safety carry
Cashflow: £145/moROI: 1.90%Delta cashflow: -£208/moDelta ROI: -2.70%
Condition AI
Image-led condition view translated into investor impact.
Cosmetic
Condition read
CosmeticCertainty 74%
Condition is broadly manageable, but the HMO route introduces additional compliance and service-item work beyond the basic hold budget.
Commercial impact
Condition is manageable for a standard hold, but the HMO route introduces additional capex around fire safety, circulation, and amenity quality.
Likely works / burden
Burden currently reads as cosmetic to light remedial works, but still pressure-test moisture, electrics, roof, and boiler risk.
Fire-safety upgrades may be more material than the photos suggestKitchen and bathrooms may need compliance-led reworking rather than simple refreshRoom circulation must be checked on the actual layout before any densification is priced inArticle 4 and licensing checks can invalidate the HMO strategy completely.
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 74% from captured listing support.
- Confirm Article 4 and licensing route before treating room-rent upside as real.
- Measure rooms, circulation, and shared amenity space on site before pricing the extra-room case.
- Price fire doors, alarm system, and escape-route works before increasing the entry.
Red flags
- Fire-safety upgrades may be more material than the photos suggest
- Kitchen and bathrooms may need compliance-led reworking rather than simple refresh
- Room circulation must be checked on the actual layout before any densification is priced in
- Article 4 and licensing checks can invalidate the HMO strategy completely.
- Fire safety, amenity, and egress upgrades may expand capex beyond the base hold budget.
- Void risk rises quickly if room sizes or finish land below local expectations.
Kitchen layout may need a compliance-led rethink rather than a simple cosmetic refresh.
Bathroom quality and capacity need to support the proposed room count.
Floorplan AI
Layout leverage translated into commercial upside and checks.
83% confidence
Layout opportunity
Layout upside looks plausible
Room count uplift looks plausible, but only if the final plan satisfies room sizes, circulation, and shared amenity standards.
Commercial implication
If the layout case survives viewing, it can strengthen rentability or strategy fit without relying only on finish.
Confidence
Layout parse 83% confident from the available floorplan evidence.
Check before relying on it
- HMO potential
- Compliance first
- Measure rooms on viewing
Detailed layout read
Yes - layout supports it
Room count uplift looks plausible, but only if the final plan satisfies room sizes, circulation, and shared amenity standards.
Detected bedrooms / bathrooms
4 / 2
Room detection
6 rooms parsed
HMO potential | Compliance first | Measure rooms on viewing
Front reception / bedroom option
14.8 m2 | 85%
Rear reception / bedroom option
12.9 m2 | 82%
Kitchen diner
12.4 m2 | 81%
Bedroom 1
13.2 m2 | 86%
Bedroom 2
10.5 m2 | 84%
Bedroom 3
8.4 m2 | 80%
Synthetic demo floorplan used to show why the HMO route is plausible but compliance-gated.
Compliance checklist
HMOhigh priorityThis is the highest-upside case in the set, but the go/no-go call is driven by policy, room standards, fire safety, and amenity compliance.
Article 4 checkFire-safety scopeBTL fallback available
- Confirm Article 4, licensing, and any planning relevance before moving beyond the BTL-backed offer.
- Measure all proposed rooms and shared amenity space on site before assuming the extra-room plan works.
- Price fire doors, alarms, escape routes, and any amenity upgrades before leaning on the HMO cashflow case.
- Keep the BTL fallback viable so the decision remains protected if the HMO route is blocked.
Renovation scope breakdown
Total £38,000Kitchen and shared amenity upgrade
£9,000
Bathrooms and plumbing
£8,000
Fire-safety package
£7,000
Decoration, flooring, and room fit-out
£8,500
Compliance contingency
£5,500
HMO routeCompliance-gatedCashflow upsideLicensing-sensitive
Underwriting snapshot
Known vs. missing - so the investor trusts you.
Decision-ready
Asking price
£210,000
Rent input
£1,275
Used in: Offer (packaged) | Verified
Tenure
Freehold
Title details pending confirmation.
EPC
Band C
Band C
Market proof
Attached
Area-backed sold evidence (exact unit still pending)
Agent contact
Agent: North West Leeds Investment Desk
Council tax
Band B
Listed / Reduced
Listed 2026-02-20 | Reduced 2026-03-17
Parking / Garden
Permit parking / Rear garden
Accessibility
Two-storey house; 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 6.3% below
Context
Local sold median ~£224,000
Last sold: No last-sold record
Vs local median
6.3% below
Sold-evidence-backed signal
Sample strength
34 area | 0 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
Highest cashflow upside in the set, but only if licensing, room layout, and fire-safety scope are all cleared early.
This is the upside case investors chase, but the protection comes from checking it against the BTL fallback first. The deal is interesting because the downside stays investable even if the HMO route fails.
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
- Confirm Article 4 and licensing route before treating room-rent upside as real.
- Measure rooms, circulation, and shared amenity space on site before pricing the extra-room case.
- Price fire doors, alarm system, and escape-route works before increasing the entry.
- HMO potential
Current posture
The pack is decision-ready. Now pressure-test the remaining assumptions.
This is the upside case investors chase, but the protection comes from checking it against the BTL fallback first. The deal is interesting because the downside stays investable even if the HMO route fails.
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 74%
Condition is broadly manageable, but the HMO route introduces additional compliance and service-item work beyond the basic hold budget.
Red flags
- Fire-safety upgrades may be more material than the photos suggest
- Kitchen and bathrooms may need compliance-led reworking rather than simple refresh
- Room circulation must be checked on the actual layout before any densification is priced in
- Article 4 and licensing checks can invalidate the HMO strategy completely.
- Fire safety, amenity, and egress upgrades may expand capex beyond the base hold budget.
- Void risk rises quickly if room sizes or finish land below local expectations.
Copy/paste agent questions
Flush out deal-killers fast.
Due diligence
- Is the property within Article 4 or any local policy area that affects HMO use?
- Has the branch seen investor or HMO interest already, and what feedback came back on layout?
- Any history of extensions, loft works, or layout changes that would affect licensing or building-control sign-off?
- Can the branch confirm current occupancy, vendor timeline, and any works done in the last five years?
- Are there any issues likely to affect lender appetite if the asset is held as a standard BTL?
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) Validate the policy route firstCheck Article 4, local licensing, and planning relevance before you spend time modelling room rents.
- 2) Measure the layout on siteConfirm room sizes, shared amenity space, and circulation before assuming the extra-room plan is compliant.
- 3) Price the fire-safety scopeDoors, alarms, escape routes, and amenity upgrades should be costed before the HMO upside is taken seriously.
- 4) Keep the BTL fallback front and centreIf the compliance route weakens, the property still needs to make sense as a straightforward hold at the packaged offer.
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
The real edge is optionality: viable single-let fallback with materially stronger cashflow if the HMO case clears.
Proof view
The upside case is meaningful, but it depends on licensing, compliant layout, and fire-safety scope holding up.
Next move
Validate council stance, rooming logic, and compliance cost before treating the higher cashflow case as real.
Switch sample
Use the same pack standard across hold, BRR, flip, HMO, and walk-away cases.
Run free preview scanCheck 1
Check licensing path
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 2
Confirm room mix
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 3
Price compliance works
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