56 Rutland Crescent, Walsall, WS9 8JW

UPRN:100071081073Purpose Built Flat1 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band AEPC: C (72)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£104,000

£99k - £110kHigh

Estimate

£104k

Range

£99k – £110k

Rent Estimate (pcm)

£450

£400 - £450

Monthly

£450

Yield

5.40%

Verdict

Derived from HomePortfolio scores

56 Rutland Crescent earns an INVESTIGATE rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (64/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

64/ 100

Moderate

Transit & Bike

Transit 45Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 12 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +3.8% (HIGH), sold-comps -7.5%, £/sqft -7.6%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 100071081073· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.5%· as of 3 Nov 2026
Rental economics3.1/40
gross yield 5.4%; range width penalty ×0.98
- valuation_snapshotsrent estimate 450/mo (range 400-450)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -221/mo, -49% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 12 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 100 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 12 Nov 2026
Risk & liquidity14.5/15
231 sales/12mo in area; valuation range width 11%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£75,000£115,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£100,000

At the asking price

Monthly rent£450/mo

Evidenced range £400-£450

Interest rate5.4%

Loan to value75%

Cash required: £31,300
Net cash flow: -£26/mo
Cash on cash: -1.0%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100071081073Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.5%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 450/mo (range 400-450)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 450/mo (range 400-450)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£104,000

Rent Estimate (pcm)£450

Gross Yield5.40%

1y Growth-

3y Growth+2.1%

5y Growth+1.9%

10y Growth+4.0%

Last Sold Price£84,000 (2021-09-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WS9 8JW

Approval Rate

-12mo

Development

low

26/0807
Full planning application for the proposed demolition of existing conservatory, proposed garage conversion, roof alterations with sky lights to existing single storey front extension and fenestration works.
Pending
26/1141
T1 - Beech Tree - 2.5 meters reduction with a 45 meter crown lift.
Approved
26/1058
Willow Tree - fell to ground level.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.8%
Overseas OwnershipNo
Lease Term Remaining105 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-09-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,112

Population Density-

Owner Occupied51%

Age Distribution

0-15 19%16-64 60%65+ 21%

View Area Profile

Schools Nearby

Leighswood School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Castlefort Academy
0.7 mi
Inspected as Castlefort Junior Mixed and Infant School (URN 104204) on 29 Apr 2025
Oakwood School
0.7 mi
Inspected as Oakwood School (URN 104275) on 5 Jun 2024
St John's Church of England Primary School
0.8 mi
Good

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

37 Rutland Crescent
-
£248k
-
57 Rutland Crescent
-
£225k
-
22 Rutland Crescent
-
£223k
-
30 Rutland Crescent
-
£253k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN