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StrongFamily with kidsOwn-use scoreDraft onlyManual rent - manual

Example Praha 2+kk

Vinohradska 1200/50, Praha 2Praha

Based on entered data, this deal looks strong. Legal, technical, and mortgage checks are still required.

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

6 000 000 Kč

Monthly owner cost

31 684 Kč

Cashflow

-7 684 Kč

Price per m2

109 091 Kč / m2

Decision summary

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

Rough model

Base score

96/100

Bad-case score

88/100

Optimistic score

96/100

Input confidence

weak - 45%

Most sensitive assumption

Mortgage rate

0 points, stressed score 96/100

-3 980 Kč monthly cashflow

Top next checks

  • For a family with kids, verify schools, kindergartens, parks, and safe routes nearby.
  • Check layout quality: separate bedroom, storage, stroller access, elevator, and usable shared spaces.
  • Visit at different times to check street noise, safety, and building atmosphere.

Based on entered data, this deal looks Strong. Based on entered data, this deal looks strong. Legal, technical, and mortgage checks are still required. 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

    24 000 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

    4 500 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

    0 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

    Vinohradska 1200/50, Praha 2

    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

    50.075300, 14.442200

    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

    Praha

    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

55 m2

Gross yield

4.80%

Net yield

3.50%

Rental score

32/100

Fair price estimate

6 080 000 Kč - 6 720 000 Kč

Gap to target price

0 Kč

Financing

Monthly mortgage

25 184 Kč

Monthly owner cost

31 684 Kč

Cashflow

-7 684 Kč

Loan amount

4 800 000 Kč

Down payment

1 200 000 Kč

Down payment %

20%

What would make this deal reasonable?

Break-even rent

31 684 Kč

Price for neutral cashflow

4 169 324 Kč

Price for 4% net yield

5 250 000 Kč

Price for 5% net yield

4 200 000 Kč

Market-aware negotiation gap

No clear gap shown by this target

Local reference for Vinohrady / Praha 2, adjusted for 2+kk is about 185 500 Kč/m2, giving a rough market price band of 9 700 000 Kč - 10 700 000 Kč. The asking price is -41.2% versus that reference. The rent-only financial target is 4 169 324 Kč - 4 169 324 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.

88

Strong

Monthly cashflow-15 099 Kč
Effective rent20 240 Kč
Owner cost35 339 Kč
Net yield2.61%
Score change-8
Cashflow change-7 415 Kč

3/5/10/20-year value outlook

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

-1% / year

3y

Value5 821 794 Kč
With cashflow-721 770 Kč

5y

Value5 705 940 Kč
With cashflow-1 200 000 Kč

10y

Value5 426 292 Kč
With cashflow-2 385 588 Kč

20y

Value4 907 442 Kč
With cashflow-4 716 318 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.

96

Strong

Monthly cashflow-8 684 Kč
Effective rent23 000 Kč
Owner cost31 684 Kč
Net yield3.30%
Score change0
Cashflow change-1 000 Kč

3/5/10/20-year value outlook

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

+2.5% / year

3y

Value6 461 344 Kč
With cashflow+148 720 Kč

5y

Value6 788 449 Kč
With cashflow+267 409 Kč

10y

Value7 680 507 Kč
With cashflow+638 427 Kč

20y

Value9 831 699 Kč
With cashflow+1 747 539 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.

96

Strong

Monthly cashflow-5 112 Kč
Effective rent25 200 Kč
Owner cost30 312 Kč
Net yield3.79%
Score change0
Cashflow change+2 572 Kč

3/5/10/20-year value outlook

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

+4.5% / year

3y

Value6 846 997 Kč
With cashflow+662 965 Kč

5y

Value7 477 092 Kč
With cashflow+1 170 372 Kč

10y

Value9 317 817 Kč
With cashflow+2 704 377 Kč

20y

Value14 470 284 Kč
With cashflow+7 243 404 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

24 000 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. Plan a technical inspection

    Medium impact

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

  8. Check family amenities nearby

    High impact

    Verify schools, kindergartens, parks, doctors, groceries, and safe daily routes rather than relying on the address alone.

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. Planned building repairs

    High impact

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

  8. Building debt and future fees

    Medium impact

    Check loans at the building or SVJ level and whether they can raise monthly costs.

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

    +5 pts

    score 55

  3. Net rental yield

    +2 pts

    score 57

  4. Monthly cashflow

    -20 pts

    score 37

  5. Renovation risk

    0 pts

    score 37

  6. New build / older property

    -5 pts

    score 32

  7. Ownership risk

    0 pts

    score 32

  8. Down payment / leverage

    0 pts

    score 32

Final BytScore

32/100

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.

Export PDF

Profile-aware BytScore

96/100

Monthly cashflow

-7 684 Kč

Gap to target price

0 Kč

Preview full copy
Client report: Example Praha 2+kk

Address: Vinohradska 1200/50, Praha 2 - Praha

Based on entered data, this deal looks strong. Legal, technical, and mortgage checks are still required.

Client profile: Family with kids
Profile-aware BytScore: 96/100 (Strong)
Rental/investment score: 32/100
Purchase price: 6 000 000 Kč
Monthly owner cost: 31 684 Kč
Monthly cashflow: -7 684 Kč
Gross yield: 4.80%
Net yield: 3.50%
Price per m2: 109 091 Kč
Gap to target price: 0 Kč

Risk flags:
- Negative monthly cashflow after mortgage and estimated costs.
- Older property may have higher technical and repair risks.

Next checks:
- The basic model has no obvious score lever. Keep the assumptions conservative and verify legal, technical, and mortgage risks.
- For a family with kids, verify schools, kindergartens, parks, and safe routes nearby.
- Check layout quality: separate bedroom, storage, stroller access, elevator, and usable shared spaces.

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

24 000 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

4 500 Kč

Renovation cost

0 Kč

Interest rate %

4.8%

Mortgage years

30 years

New build

No

Ownership type

Unknown / verify

Location

Praha

Coordinates

50.075300, 14.442200

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 Praha 2+kk

50.07530, 14.44220

96
Embedded Google Maps uses the entered coordinates for this apartment.Open in Google Maps
Open exact location

Vinohradska 1200/50, Praha 2

Praha - Coordinates: 50.07530, 14.44220

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.
  • Older property may have higher technical and repair risks.
Score improvement advice

  • The basic model has no obvious score lever. Keep the assumptions conservative and verify legal, technical, and mortgage risks.

    Low impact
Client-fit checks

  • For a family with kids, verify schools, kindergartens, parks, and safe routes nearby.

    High impact

  • Check layout quality: separate bedroom, storage, stroller access, elevator, and usable shared spaces.

    Medium impact

  • Visit at different times to check street noise, safety, and building atmosphere.

    Medium impact