Sample Deal PackPassWalk awayCapital protectionDiscipline
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
£265,000
Listing basis
Offer
£228,000
Evidence-led
Yield
5.8%
Modelled
Cashflow
£102/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-readyCapital trap: premium ask, weak downside
LS9 8BS3 bed
Model score 34.0/100Evidence-backed rent (70%)Vs local sold -16.2%
Council tax B | Parking: On-street | Garden: Rear yard | Accessibility: Two-storey house; stairs required | Broadband up to 900 Mbps
Asking
£265,000
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
Walk away at the current ask
The price is materially above sold evidence and the risk profile does not justify paying to find out more.
Recommended offer
£228,000
Max pay £232,000 | Ask £265,000
Pass candidateOverpricedNegative cashflowRisk-adjusted reject
Gross yield
5.0%
Asking £265,000
DOWN
Net yield
-0.1%
Asking £265,000
DOWN
Cashflow
-£23/mo
Asking £265,000
DOWN
Discount vs median
-16.2%
Sold-price backed signal
DOWN
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.
Asking (as-is)
Decision-readyAsking (as-is)Model 34.0/100
Looks tidy at first glance, fails the numbers on price, carry, and risk-adjusted downside. This is the deliberate no-deal proof case.
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
Walk away at the current ask
The price is materially above sold evidence and the risk profile does not justify paying to find out more.
Main risk
No critical flags detected
Evidence set looks complete enough to move fast.
Recommended offer
£228,000
Max pay £232,000
Evidence readiness
Decision-ready95/100 evidence score
Evidence complete enough for a real underwriting decision.
Rent
£1,100
Headline rent is backed by direct evidence.
UP
Gross Yield
5.0%
Scenario: Asking (as-is) | Evidence-backed rent | certainty 70%
UP
Net Yield
-0.1%
After mortgage + costs
UP
Cashflow
-£23
Net income (monthly)
DOWN
Market Proof
Sold evidence: exact
Local sold median ~£228,000
UP
Supporting scoresReadiness model, opportunity pressure, and offer-read score.Show detailHide detail
Supporting scores
Readiness model, opportunity pressure, and offer-read score.
Evidence
95/100
Data completenessStrong
Deal Quality
34/100
Numbers and evidenceThin
Opportunity
34/100
Worth chasing nowThin
Seller Pressure
Pending
Pressure to transactPending
Offer Ready
93/100
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
34/100
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.
93 / 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)
£1,100
Gross and net match (bills excluded)
Sold evidence
verified
Sample size 22 | Basis street_sector
Condition confidence
71%
Condition risk is too high for the current entry. Heavy-refurb uncertainty and weak cashflow turn this into a capital-protection pass.
Rent evidence
£1,100/mo • scenario range
Leeds LS9 three-bed hold band
Evidence-backed condition findings
- dated kitchen and possible services risk (high)
- bathroom and condition gap (high)
Due diligence checks
- If the vendor resets materially, survey roofline, damp, electrics, and drainage as a heavy-refurb case.
- Do not rebuild an offer until the hidden-capex risk is priced by actual contractors and surveyors.
- Confirm whether prior buyers or lenders have already identified valuation or mortgageability issues.
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
£49/mo
Maintenance reserve
8.0%
Standard hold assumption. The real issue is price and capex, not utilities.
Time on market and reductions
Negotiation leverage based on listing age and price movement.
93 days
Listed date
2026-01-17
Reduced date
No reduction recorded
Reductions
0
Leverage note
The listing has been live for 93 days without a cut, which suggests the vendor is still anchored to an unrealistic price rather than the local evidence band.
Stress test snapshot
How the base scenario behaves under common downside shocks.
Stress-tested
Rate +1.0%
Cashflow: -£41/moROI: -0.50%Delta cashflow: -£143/moDelta ROI: -1.60%
Rent -5%
Cashflow: £54/moROI: 0.60%Delta cashflow: -£48/moDelta ROI: -0.50%
Heavy-refurb overrun
Cashflow: -£148/moROI: -1.70%Delta cashflow: -£250/moDelta ROI: -2.80%
Condition AI
Image-led condition view translated into investor impact.
Heavy refurb
Condition read
Heavy refurbCertainty 71%
Multiple high-cost work indicators mean this should be treated as a heavy refurb until a full survey and contractor scope prove otherwise. The price does not leave enough margin for that uncertainty.
Commercial impact
Condition risk is too high for the current entry. Heavy-refurb uncertainty and weak cashflow turn this into a capital-protection pass.
Likely works / burden
Treat this as a real works-led case. Build a proper schedule before trusting ROI, refinance timing, or lender appetite.
Roofline and damp risk need specialist inspection.Unknown electrical certification status.Potential hidden capex in structural and compliance works.Cashflow remains negative across realistic scenarios.
Strategy impact
This only works as a margin-led value-add case. Keep the offer disciplined and do not underwrite it like a clean hold.
Confidence
Evidence panel confidence 71% from captured listing support.
- If the vendor resets materially, survey roofline, damp, electrics, and drainage as a heavy-refurb case.
- Do not rebuild an offer until the hidden-capex risk is priced by actual contractors and surveyors.
- Confirm whether prior buyers or lenders have already identified valuation or mortgageability issues.
Red flags
- Roofline and damp risk need specialist inspection.
- Unknown electrical certification status.
- Potential hidden capex in structural and compliance works.
- Cashflow remains negative across realistic scenarios.
- Premium to sold evidence has no supporting justification.
- Condition risk could erase any remaining margin.
Kitchen presentation hides service-item uncertainty rather than removing it.
Bathroom and finish condition reinforce the heavy-refurb posture rather than a light cosmetic one.
Floorplan AI
Layout leverage translated into commercial upside and checks.
69% confidence
Layout opportunity
No reliable room-count upside yet
Layout is not the value issue. Even an efficient floorplan cannot rescue an overpriced, heavy-refurb deal.
Commercial implication
Treat the floorplan as a confirmation tool rather than the main source of upside.
Confidence
Layout parse 69% confident from the available floorplan evidence.
Check before relying on it
- Layout not the problem
- Price and capex drive the pass
Detailed layout read
No - layout does not support it
Layout is not the value issue. Even an efficient floorplan cannot rescue an overpriced, heavy-refurb deal.
Detected bedrooms / bathrooms
3 / 1
Room detection
6 rooms parsed
Layout not the problem | Price and capex drive the pass
Living room
15.6 m2 | 73%
Dining room
10.9 m2 | 71%
Kitchen
8.8 m2 | 69%
Bedroom 1
12.8 m2 | 75%
Bedroom 2
9.9 m2 | 72%
Bedroom 3
7.3 m2 | 68%
Synthetic demo floorplan used to show that the rejection is pricing-led, not layout-led.
Compliance checklist
CAPITAL_PROTECTIONhigh priorityThe correct decision is no deal. Price, carry, and heavy-refurb uncertainty combine into a capital-protection pass.
OverpricedNegative carryHeavy refurb
- Do not bid at the current ask; the premium to sold evidence is not justified.
- Only reopen if the price resets materially and a heavy-refurb survey de-risks the capex exposure.
- If it comes back, price roofline, damp, electrics, and hidden works before rebuilding any offer.
- Keep the pass decision explicit in investor communications so nobody mistakes presentation for margin.
Renovation scope breakdown
Total £32,000Roofline, damp, and making good
£9,500
Kitchen and bathroom replacement
£9,000
Electrical and service-item catch-up
£6,500
Decoration, flooring, and contingency
£7,000
Pass candidateOverpricedNegative cashflowRisk-adjusted reject
Underwriting snapshot
Known vs. missing - so the investor trusts you.
Decision-ready
Asking price
£265,000
Rent input
£1,100
Used in: Asking (as-is) | Verified
Tenure
Freehold
Title details pending confirmation.
EPC
Band E
Band E
Market proof
Attached
Exact sold match available
Agent contact
Agent: East Leeds Property Hub
Council tax
Band B
Listed / Reduced
Listed 2026-01-17 | No reduction recorded
Parking / Garden
On-street / Rear yard
Accessibility
Two-storey house; 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 16.2% above
Context
Local sold median ~£228,000
Last sold: £206,000 | 2019-07-11
Vs local median
16.2% above
Sold-evidence-backed signal
Sample strength
22 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
Looks tidy at first glance, fails the numbers on price, carry, and risk-adjusted downside. This is the deliberate no-deal proof case.
Pass and move on. This case proves the platform protects capital by rejecting a superficially presentable listing that fails on price discipline, cashflow, and downside resilience.
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
- If the vendor resets materially, survey roofline, damp, electrics, and drainage as a heavy-refurb case.
- Do not rebuild an offer until the hidden-capex risk is priced by actual contractors and surveyors.
- Confirm whether prior buyers or lenders have already identified valuation or mortgageability issues.
- Layout not the problem
Current posture
The pack is decision-ready. Now pressure-test the remaining assumptions.
Pass and move on. This case proves the platform protects capital by rejecting a superficially presentable listing that fails on price discipline, cashflow, and downside resilience.
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: heavy_refurbCondition certainty 71%
Multiple high-cost work indicators mean this should be treated as a heavy refurb until a full survey and contractor scope prove otherwise. The price does not leave enough margin for that uncertainty.
Red flags
- Roofline and damp risk need specialist inspection.
- Unknown electrical certification status.
- Potential hidden capex in structural and compliance works.
- Cashflow remains negative across realistic scenarios.
- Premium to sold evidence has no supporting justification.
- Condition risk could erase any remaining margin.
Copy/paste agent questions
Flush out deal-killers fast.
Due diligence
- Why has the property sat on market without a recorded reduction if the vendor is serious about selling?
- Any known issues with roofline, damp, electrics, drainage, or structural movement?
- What work has actually been completed in the last five years, and can the branch evidence any of it?
- What offers have been made, and how far away is the vendor from realistic market pricing?
- Any lender or valuation issues already flagged by previous viewers or fall-throughs?
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) Walk away at the current askThe price is materially above sold evidence and the risk profile does not justify paying to find out more.
- 2) Only reopen if the price resets hardA meaningful re-entry would need to be near the local median band, not a token trim from an already stretched ask.
- 3) If it comes back, survey it as a heavy refurbRoofline, damp, electrics, and hidden capex all need specialist attention before any real offer is rebuilt.
- 4) Do not let presentation overrule mathThis is the textbook case for a quick rejection: tidy photos, weak fundamentals, and insufficient margin protection.
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 proof here is discipline: the best commercial move is to protect capital and move on.
Proof view
Overpriced against sold context with weak downside economics. Attractive photos do not rescue a bad entry.
Next move
Do not chase it. Keep the standard, reject the case, and redeploy time into better stock.
Switch sample
Use the same pack standard across hold, BRR, flip, HMO, and walk-away cases.
Run free preview scanCheck 1
Hold price discipline
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 2
Do not underwrite hope
This stays visible in the pack so the buyer knows what still needs proving before action.
Check 3
Move to the next case
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