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MixedInvestorRental/investment scoreDraft onlyManual rent - manual

Example Brno 1+kk

Veveri 456/12, BrnoBrno

Based on entered data, this deal looks mixed. It may be acceptable for living, but as an investment it needs caution.

This is a rough financial model based on entered data. It is not a professional valuation, mortgage advice, legal advice, or tax advice.

Purchase price

4 200 000 Kč

Monthly owner cost

22 829 Kč

Cashflow

-4 329 Kč

Price per m2

107 692 Kč / m2

Decision summary

A compact read of the score, stress scenarios, input confidence, and next checks.

Rough model

Base score

47/100

Bad-case score

17/100

Optimistic score

55/100

Input confidence

weak - 45%

Most sensitive assumption

Mortgage rate

-15 points, stressed score 32/100

-2 857 Kč monthly cashflow

Top next checks

  • Break-even rent is about 22 829 Kč. Only update rent assumptions if comparable signed rents support it.
  • Verify rent against at least three comparable active or recently rented listings.
  • Check resale liquidity: nearby transport, building condition, unit size, and buyer demand.

Based on entered data, this deal looks Mixed. Based on entered data, this deal looks mixed. It may be acceptable for living, but as an investment it needs caution. This is still a rough model, not a valuation.

Input confidence
Weak confidenceEdit inputs

Mark which assumptions have been checked. This does not change BytScore; it shows how much trust to put in the inputs.

Confidence

45%

Several critical assumptions are missing or weak.

0 of 8 checked manually

1 critical assumption(s) are missing. Treat the score as provisional until they are checked.

  • Rent assumption

    Confirm with signed rent history or at least three comparable active or recent rentals.

    Manual

    Current value

    18 500 Kč - Manual rent - manual input

    Entered manually and should be checked before relying on the report.

  • Monthly fees

    Verify HOA/SVJ fees, repair fund, utilities, and planned increases.

    Manual

    Current value

    3 200 Kč

    Entered manually and should be checked before relying on the report.

    Edit fees

  • Renovation budget

    Support the budget with scope, contractor quotes, and a contingency reserve.

    Manual

    Current value

    150 000 Kč

    Entered manually and should be checked before relying on the report.

    Edit renovation

  • Ownership type

    Check the ownership extract, cooperative rules, liens, easements, and mortgage limits.

    Missing

    Current value

    Unknown / verify

    Missing or too weak to rely on.

    Edit ownership

  • Address and entrance

    Confirm the exact address, entrance, floor, unit, and cadastral match.

    Manual

    Current value

    Veveri 456/12, Brno

    Entered manually and should be checked before relying on the report.

    Edit location

  • Map coordinates

    Confirm the pin points to the building entrance or parcel, not only the city center.

    Manual

    Current value

    49.201100, 16.600300

    Entered manually and should be checked before relying on the report.

    Edit location

  • Detected local area

    Check whether the detected district or cadastre really matches the apartment and market context.

    Model-based

    Current value

    Brno

    Supported by BytScore context, but still not a signed contract or professional valuation.

    Edit location

  • New-build status

    Verify whether the apartment is a new build, older building, or renovated older stock.

    Manual

    Current value

    No

    Entered manually and should be checked before relying on the report.

    Edit new-build
Key numbers

Area in m2

39 m2

Gross yield

5.10%

Net yield

3.67%

Rental score

47/100

Fair price estimate

4 544 167 Kč - 5 022 500 Kč

Gap to target price

0 Kč

Financing

Monthly mortgage

17 629 Kč

Monthly owner cost

22 829 Kč

Cashflow

-4 329 Kč

Loan amount

3 360 000 Kč

Down payment

840 000 Kč

Down payment %

20%

What would make this deal reasonable?

Break-even rent

22 829 Kč

Price for neutral cashflow

3 168 686 Kč

Price for 4% net yield

3 840 000 Kč

Price for 5% net yield

3 042 000 Kč

Market-aware negotiation gap

No clear gap shown by this target

Local reference for Brno broad fallback, adjusted for 1+kk is about 124 000 Kč/m2, giving a rough market price band of 4 600 000 Kč - 5 100 000 Kč. The asking price is -13.2% versus that reference. The rent-only financial target is 3 042 000 Kč - 3 168 686 Kč, so verify real sold comps before negotiating.

How these targets are counted
  • Break-even rent is monthly mortgage plus monthly fees plus the maintenance reserve.
  • Price for neutral cashflow solves the purchase price where the entered rent covers mortgage, fees, and reserve with the entered down payment, rate, and duration.
  • The 4% and 5% net-yield prices use annual net rent divided by the target yield, then subtract renovation cost.
  • The negotiation gap uses the detected local area and layout reference first, then shows the rent-only financial target as a second check.

These are deterministic targets from the entered rent, fees, mortgage, down payment, renovation assumptions, detected layout, and available local price references. They are not a professional valuation or a substitute for sold comparable apartments.

Scenario builder
Deterministic

Stress-test the apartment with bad, normal, and optimistic assumptions for rent, mortgage rate, fees, vacancy, and renovation cost.

Bad case

Lower rent, higher rate, higher fees, vacancy, and renovation overrun.

17

Weak

Monthly cashflow-9 793 Kč
Effective rent15 602 Kč
Owner cost25 395 Kč
Net yield2.72%
Score change-30
Cashflow change-5 464 Kč

3/5/10/20-year value outlook

Rough scenario using the selected annual value growth and scenario cashflow.

-1% / year

3y

Value4 075 256 Kč
With cashflow-507 292 Kč

5y

Value3 994 158 Kč
With cashflow-823 422 Kč

10y

Value3 798 405 Kč
With cashflow-1 606 755 Kč

20y

Value3 435 209 Kč
With cashflow-3 145 111 Kč
Value growth
-1%
Rent
-8%
Mortgage rate
+1 pp
Fees
+15%
Renovation
+20%
Vacancy
1 mo/year
Adjust assumptionsOpen
Normal case

Entered numbers with a small vacancy reserve.

40

Weak

Monthly cashflow-5 100 Kč
Effective rent17 729 Kč
Owner cost22 829 Kč
Net yield3.46%
Score change-7
Cashflow change-771 Kč

3/5/10/20-year value outlook

Rough scenario using the selected annual value growth and scenario cashflow.

+2.5% / year

3y

Value4 522 941 Kč
With cashflow+139 341 Kč

5y

Value4 751 914 Kč
With cashflow+245 914 Kč

10y

Value5 376 355 Kč
With cashflow+564 355 Kč

20y

Value6 882 189 Kč
With cashflow+1 458 189 Kč
Value growth
+2.5%
Rent
0%
Mortgage rate
0 pp
Fees
0%
Renovation
0%
Vacancy
0,5 mo/year
Adjust assumptionsOpen
Optimistic case

Slightly better rent, lower rate pressure, lower fees, and cleaner renovation.

55

Mixed

Monthly cashflow-2 441 Kč
Effective rent19 425 Kč
Owner cost21 866 Kč
Net yield3.98%
Score change+8
Cashflow change+1 888 Kč

3/5/10/20-year value outlook

Rough scenario using the selected annual value growth and scenario cashflow.

+4.5% / year

3y

Value4 792 898 Kč
With cashflow+505 022 Kč

5y

Value5 233 964 Kč
With cashflow+887 504 Kč

10y

Value6 522 472 Kč
With cashflow+2 029 552 Kč

20y

Value10 129 199 Kč
With cashflow+5 343 359 Kč
Value growth
+4.5%
Rent
+5%
Mortgage rate
-0,4 pp
Fees
-5%
Renovation
-10%
Vacancy
0 mo/year
Adjust assumptionsOpen

These scenarios are rough stress tests based on entered data. They are not forecasts, valuations, or proof that a deal should be bought.

Rent verification

Add three comparable rented apartments or signed rents. BytScore uses the median as a sanity check and marks rent verified only after three complete comps.

Current rent assumption

18 500 Kč

Rent source

Manual rent - manual input

Median comparable rent

Needs comps

Difference vs assumption

Needs comps

Median rent per m2

Needs comps

Verification status

3 more complete comp(s) needed

Comparable 1

Comparable 2

Comparable 3

Rent is still provisional. Complete all three comps before relying on the score.

Viewing and document checklist
Deterministic

Practical checks generated from the buyer profile and model risk flags. They increase confidence in the inputs; they do not replace legal, technical, mortgage, or tax advice.

Viewing checklist

Questions and observations to verify at the apartment or with the broker.

  1. Verify exact address and entrance

    High impact

    Compare the listing address, entrance, floor, unit, and coordinates with the cadastral record and map.

  2. Inspect the building condition

    Medium impact

    Look at facade, roof, common areas, lifts, basement, moisture, and visible signs of deferred maintenance.

  3. Confirm fees and repair fund

    High impact

    Check what is included in monthly payments, the repair fund, utilities, and whether planned increases are expected.

  4. Verify rent with comparables

    High impact

    Use at least three comparable rents or signed leases before treating the entered rent as realistic.

  5. Ask about vacancy and demand

    High impact

    Check tenant demand, typical vacancy, nearby competition, and whether the layout is easy to rent.

  6. Stress-test monthly budget

    Medium impact

    Compare mortgage, fees, reserve, and living costs against the client's stable income and emergency buffer.

  7. Break down renovation scope

    Medium impact

    Separate must-have repairs from cosmetic upgrades and check whether the budget includes contingency.

  8. Plan a technical inspection

    Medium impact

    For older or renovation-heavy flats, verify wiring, plumbing, windows, heating, moisture, and structural concerns.

Documents to verify

Paperwork that should support the assumptions before a client decision.

  1. Ownership extract

    High impact

    Verify owner, unit definition, liens, easements, and whether anything conflicts with the listing.

  2. SVJ or HOA documents

    High impact

    Review meeting minutes, repair fund, planned repairs, debts, insurance, and building management quality.

  3. Energy label

    Medium impact

    Check energy performance and likely heating costs, especially for older buildings.

  4. Floor plan and usable area

    Medium impact

    Compare advertised area with the official plan and make sure the layout supports the buyer profile.

  5. Rent evidence

    High impact

    Ask for lease history or comparable rent evidence; the model should not invent rent confidence.

  6. Cash reserve

    Medium impact

    Keep a realistic reserve for vacancy, repairs, higher rates, and transaction costs.

  7. Renovation quotes

    Medium impact

    Collect itemized quotes and contingency before treating renovation cost as reliable.

  8. Planned building repairs

    Medium impact

    Check planned facade, roof, lift, pipe, window, and common-area repairs that could change fees.

Score breakdown

Every point comes from the deterministic financial model. Caps keep negative-cashflow deals conservative.

  1. Starting point

    +50 pts

    score 50

  2. Gross rental yield

    +12 pts

    score 62

  3. Net rental yield

    +2 pts

    score 64

  4. Monthly cashflow

    -12 pts

    score 52

  5. Renovation risk

    0 pts

    score 52

  6. New build / older property

    -5 pts

    score 47

  7. Ownership risk

    0 pts

    score 47

  8. Down payment / leverage

    0 pts

    score 47

Final BytScore

47/100

How the score is counted
  • The score starts at 50, then each rule adds or subtracts visible points.
  • Gross yield uses annual rent divided by purchase price plus renovation. Net yield subtracts monthly fees and the maintenance reserve before annualizing rent.
  • Monthly cashflow is rent minus mortgage, monthly fees, and maintenance reserve.
  • Renovation, older property, cooperative ownership, and low down payment subtract points because they increase execution, legal, or leverage risk.
  • Negative cashflow applies a conservative cap, so a weak cashflow deal cannot receive a very high score just because another metric looks good.
Pro Reports preview
Client report draft

A copyable report-style summary for a client conversation. This is the first paid workflow hypothesis, shown here as a preview.

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Profile-aware BytScore

47/100

Monthly cashflow

-4 329 Kč

Gap to target price

0 Kč

Preview full copy
Client report: Example Brno 1+kk

Address: Veveri 456/12, Brno - Brno

Based on entered data, this deal looks mixed. It may be acceptable for living, but as an investment it needs caution.

Client profile: Investor
Profile-aware BytScore: 47/100 (Mixed)
Rental/investment score: 47/100
Purchase price: 4 200 000 Kč
Monthly owner cost: 22 829 Kč
Monthly cashflow: -4 329 Kč
Gross yield: 5.10%
Net yield: 3.67%
Price per m2: 107 692 Kč
Gap to target price: 0 Kč

Risk flags:
- Negative monthly cashflow after mortgage and estimated costs.
- Renovation cost can easily grow above the initial estimate.
- Older property may have higher technical and repair risks.

Next checks:
- Break-even rent is about 22 829 Kč. Only update rent assumptions if comparable signed rents support it.
- Verify rent against at least three comparable active or recently rented listings.
- Check resale liquidity: nearby transport, building condition, unit size, and buyer demand.

This is a rough financial model based on entered data. It is not a professional valuation, mortgage advice, legal advice, or tax advice. Legal, technical, and mortgage checks are still required.

Preview only: no payment, account, or sharing workflow is active yet.

PDF export now opens the report constructor. Choose modules, preview the layout, then generate a local PDF.

Assumptions to verify

Expected rent

18 500 Kč

Manual rent - manual input

Rent estimate

Manual rent from the user or listing. Verify it before relying on the score.

unknown area, unknown period

Monthly fees

3 200 Kč

Renovation cost

150 000 Kč

Interest rate %

4.8%

Mortgage years

30 years

New build

No

Ownership type

Unknown / verify

Location

Brno

Coordinates

49.201100, 16.600300

These are still inputs, not verified facts. Confirm rent, fees, ownership type, coordinates, renovation scope, and new-build status before presenting the result.

Map
Approximate pin

Example Brno 1+kk

49.20110, 16.60030

47
Embedded Google Maps uses the entered coordinates for this apartment.Open in Google Maps
Open exact location

Veveri 456/12, Brno

Brno - Coordinates: 49.20110, 16.60030

Approximate pin
Google MapsMapy.czOpenStreetMap

Verify the exact entrance and parcel before a viewing. The map uses the coordinates entered in BytScore.

Market context

Open-data context for the selected location. This is not a valuation.

Open data
Loading open-data context...
Risk flags
  • Negative monthly cashflow after mortgage and estimated costs.
  • Renovation cost can easily grow above the initial estimate.
  • Older property may have higher technical and repair risks.
Score improvement advice

  • Break-even rent is about 22 829 Kč. Only update rent assumptions if comparable signed rents support it.

    High impactmodel +36
Client-fit checks

  • Verify rent against at least three comparable active or recently rented listings.

    High impact

  • Check resale liquidity: nearby transport, building condition, unit size, and buyer demand.

    Medium impact

  • Stress-test vacancy and higher repairs before treating the cashflow as stable.

    Medium impact