BytScore
Client report: Example Brno 1+kk
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.
Executive summary
Profile-aware BytScore
47/100
Rental/investment score
47/100
Score mode
Rental/investment score
Client profile
Investor
Purchase price
4 200 000 Kč
Price per m2
107 692 Kč / m2
Rent confidence
Manual rent - manual
Score graph
Decision summary
Base score
47/100
Bad-case score
17/100
Optimistic score
55/100
Input confidence
weak - 45%
Assumption
Mortgage rate
Score effect
-15 points, stressed score 32/100
Cashflow effect
-2 857 Kč monthly cashflow
- Break-even rent is about 22 829 Kč. Only update rent assumptions if comparable signed rents support it.model +36
- 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.
Financial model
Monthly mortgage
17 629 Kč
Monthly owner cost
22 829 Kč
Monthly cashflow
-4 329 Kč
Loan amount
3 360 000 Kč
Down payment
840 000 Kč
Gross yield
5.10%
Net yield
3.67%
Income vs owner cost
Reasonable-price targets
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
Fair price range
4 544 167 Kč - 5 022 500 Kč
Gap to target price
0 Kč
Score breakdown
- Starting point+50 / 50
- Gross rental yield+12 / 62
- Net rental yield+2 / 64
- Monthly cashflow-12 / 52
- Renovation risk0 / 52
- New build / older property-5 / 47
- Ownership risk0 / 47
- Down payment / leverage0 / 47
Capital-growth scenario
Bad / normal / optimistic cases
Bad case
17/100
Normal case
40/100
Optimistic case
55/100
Viewing and document checklist
Viewing checklist
Questions and observations to verify at the apartment or with the broker.
- Verify exact address and entrance - Compare the listing address, entrance, floor, unit, and coordinates with the cadastral record and map.High impact
- Inspect the building condition - Look at facade, roof, common areas, lifts, basement, moisture, and visible signs of deferred maintenance.Medium impact
- Confirm fees and repair fund - Check what is included in monthly payments, the repair fund, utilities, and whether planned increases are expected.High impact
- Verify rent with comparables - Use at least three comparable rents or signed leases before treating the entered rent as realistic.High impact
- Ask about vacancy and demand - Check tenant demand, typical vacancy, nearby competition, and whether the layout is easy to rent.High impact
- Stress-test monthly budget - Compare mortgage, fees, reserve, and living costs against the client's stable income and emergency buffer.Medium impact
- Break down renovation scope - Separate must-have repairs from cosmetic upgrades and check whether the budget includes contingency.Medium impact
- Plan a technical inspection - For older or renovation-heavy flats, verify wiring, plumbing, windows, heating, moisture, and structural concerns.Medium impact
Documents to verify
Paperwork that should support the assumptions before a client decision.
- Ownership extract - Verify owner, unit definition, liens, easements, and whether anything conflicts with the listing.High impact
- SVJ or HOA documents - Review meeting minutes, repair fund, planned repairs, debts, insurance, and building management quality.High impact
- Energy label - Check energy performance and likely heating costs, especially for older buildings.Medium impact
- Floor plan and usable area - Compare advertised area with the official plan and make sure the layout supports the buyer profile.Medium impact
- Rent evidence - Ask for lease history or comparable rent evidence; the model should not invent rent confidence.High impact
- Cash reserve - Keep a realistic reserve for vacancy, repairs, higher rates, and transaction costs.Medium impact
- Renovation quotes - Collect itemized quotes and contingency before treating renovation cost as reliable.Medium impact
- Planned building repairs - Check planned facade, roof, lift, pipe, window, and common-area repairs that could change fees.Medium impact
Input confidence
Confidence
45% confidence
Several critical assumptions are missing or weak.
0 of 8 checked manually
- Rent assumption - Confirm with signed rent history or at least three comparable active or recent rentals.Manual
- Monthly fees - Verify HOA/SVJ fees, repair fund, utilities, and planned increases.Manual
- Renovation budget - Support the budget with scope, contractor quotes, and a contingency reserve.Manual
- Ownership type - Check the ownership extract, cooperative rules, liens, easements, and mortgage limits.Missing
- Address and entrance - Confirm the exact address, entrance, floor, unit, and cadastral match.Manual
- Map coordinates - Confirm the pin points to the building entrance or parcel, not only the city center.Manual
- Detected local area - Check whether the detected district or cadastre really matches the apartment and market context.Model-based
- New-build status - Verify whether the apartment is a new build, older building, or renovated older stock.Manual
Rent verification
Current rent assumption
18 500 Kč
Rent source
Manual rent - manual
Median comparable rent
Needs comps
Median rent per m2
Needs comps
Difference vs assumption
Needs comps
Verification status
3 more complete comp(s) needed
Rent is still provisional. Complete all three comps before relying on the score.
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 recommended checks
- Break-even rent is about 22 829 Kč. Only update rent assumptions if comparable signed rents support it.model +36
- Verify rent against at least three comparable active or recently rented listings.
- Check resale liquidity: nearby transport, building condition, unit size, and buyer demand.
- Stress-test vacancy and higher repairs before treating the cashflow as stable.
Entered assumptions
Purchase price
4 200 000 Kč
Area
39 m2
Expected rent
18 500 Kč
Rent confidence
Manual rent - manual
Monthly fees
3 200 Kč
Renovation cost
150 000 Kč
Interest rate
4.8%
Mortgage years
30 years
New build
No
Coordinates
49.201100, 16.600300
Important disclaimer
This is a rough financial model based on entered data and broad market context. It is not a professional valuation, mortgage advice, legal advice, or tax advice. Legal, technical, mortgage, and tax checks are still required.