102 Rutland Street, Grimsby, DN32 7NF

UPRN:11026748Terrace Property3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: E (54)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

4 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£52,000

£49k - £55kHigh

Estimate

£52k

Range

£49k – £55k

Rent Estimate (pcm)

£400

£350 - £400

Monthly

£400

Yield

10.00%

Verdict

Derived from HomePortfolio scores

102 Rutland Street earns an INVESTIGATE rating with HP Score 63/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (78/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

47/ 100

Elevated

Walkability

78/ 100

High

Transit & Bike

Transit 27Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 30 Oct 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +7.7% (HIGH), sold-comps +9.4%, £/sqft +9.3%] → measured edge +0.50pp 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 9 Oct 2026
- valuation_snapshotsestimate for 11026748· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24%· as of 24 Oct 2026
Rental economics38/40
gross yield 10.0%; range width penalty ×0.95
- valuation_snapshotsrent estimate 400/mo (range 350-400)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 30 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -38/mo, -10% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 531 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 30 Oct 2026
Risk & liquidity14.4/15
383 sales/12mo in area; valuation range width 12%
- 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

£36,000£55,000

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£48,000

At the asking price

Monthly rent£400/mo

Evidenced range £350-£400

Interest rate5.4%

Loan to value75%

Cash required: £15,700
Net cash flow: £115/mo
Cash on cash: 8.8%
Score at this price: 55

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.47 - 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 11026748Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 400/mo (range 350-400)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 30 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 400/mo (range 350-400)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£52,000

Rent Estimate (pcm)£400

Gross Yield10.00%

1y Growth-3.4%

3y Growth+0.4%

5y Growth-1.8%

10y Growth+0.9%

Last Sold Price£15,000 (2002-04-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0DN32 7NF

Approval Rate

-12mo

Development

low

DM/0830/26/CND
Details in Discharge of Condition 4 (Finials) pursuant to DM/1060/25/FUL
Pending
DM/0658/26/FUL
Partial change of use to ground floor rear and first floor to provide three bedrooms for short-term holiday accommodation, with retained residential occupation by the applicant for management purposes.
Pending
DM/0525/26/FUL
Retrospective application for the erection of 3 single storey storage units and siting of 1no InPost box adjacent off 194 Columbia Road.
Pending

View Planning Timeline