97 Cavill Place, Hull, HU3 2NE

UPRN:21020753End Terrace House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band AEPC: D (66)

Data freshness:Price Paid· freshPlanning· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£112,000

£107k - £118kHigh

Estimate

£112k

Range

£107k – £118k

Rent Estimate (pcm)

£850

£800 - £900

Monthly

£850

Yield

9.71%

Verdict

Derived from HomePortfolio scores

97 Cavill Place earns an INVESTIGATE rating with HP Score 52/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (83/100). 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)Defra 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

52/ 100

Mixed

Investment Score

57/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 41Bike 84

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 28 Oct 2026

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

Valuation edge2.5/15
claims [AVM +6.2% (HIGH), sold-comps +54.3%, £/sqft +54.4%] → 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 21020753· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 23.7%· as of 21 Oct 2026
Rental economics28.6/40
gross yield 8.6% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 750/mo (tenanted)· as of 28 Oct 2026
Stress margin0/30
stressed cash flow -22/mo, -3% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 3 price cut(s), 117 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 28 Oct 2026
Risk & liquidity14.7/15
260 sales/12mo in area; valuation range width 10%
- 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

£79,000£120,500

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£105,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£900

Interest rate5.4%

Loan to value75%

Cash required: £32,800
Net cash flow: £234/mo
Cash on cash: 8.6%
Score at this price: 46

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.40 - 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 21020753Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 23.7%Valuation edge · as of 21 Oct 2026
listing_factscontractual rent 750/mo (tenanted)Rental economics · as of 28 Oct 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 2026
property_intelligence

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Seller motivation could not be scored
context, not scored: 3 price cut(s), 117 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
3 price cut(s) recorded on the listing history.
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£112,000

Rent Estimate (pcm)£850

Gross Yield9.71%

1y Growth-

3y Growth+1.7%

5y Growth+4.1%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1HU3 2NE

Approval Rate

-12mo

Development

low

26/01040/CONDET
Discharge of conditions for 26/00424/FULL - Change of use of ground floor and 1st floor from hairdressing salon (Use Class E) to drinking establishment (Sui Generis) - condition 3, 4, 10
Pending
26/00990/FULL
External alterations including proposed infill extension with new bay window, new patio and railings, erection of balcony on upper front elevation, and creation of additional bedroom.
Pending
26/00982/CONDET
Discharge of conditions 6, 7, 8, 9 and 11 of approval no. 26/00424/FULL.
Pending

View Planning Timeline

Ownership

Corporate Ownership84.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,309

Population Density-

Owner Occupied17%

Age Distribution

0-15 22%16-64 66%65+ 12%

View Area Profile

Schools Nearby

Adelaide Primary School
0.2 mi
Good
The Venn Boulevard Centre
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Collingwood Primary School
0.6 mi
Outstanding
The Boulevard Academy
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

117 Cavill Place
-
£110k
-
23 Cavill Place
-
£79k
-
63 Cavill Place
-
£79k
-
63 Cavill Place
-
£50k
-

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