13 Rockford Avenue, Hull, HU8 8JD

UPRN:21079160Terrace Property3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band BEPC: D (55)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£131,000

£125k - £138kHigh

Estimate

£131k

Range

£125k – £138k

Rent Estimate (pcm)

£950

£900 - £1k

Monthly

£950

Yield

10.86%

Verdict

Derived from HomePortfolio scores

13 Rockford Avenue earns an INVESTIGATE rating with HP Score 71/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (51/100). 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

71/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

51/ 100

Moderate

Transit & Bike

Transit 20Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 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: the estimate sits 20% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +19.8% (HIGH), sold-comps +18.6%, £/sqft +18.4%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 21079160· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 24.8%· as of 21 Oct 2026
Rental economics39.6/40
gross yield 10.9%; range width penalty ×0.99; the estimate this rent rides on sits 20% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 950/mo (range 900-1000)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin13.2/30
stressed cash flow +125/mo, +13% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 69 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 3 Nov 2026
Risk & liquidity14.7/15
348 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 sensitivityScores 80+ up to £81,500

£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£950/mo

Evidenced range £900-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £32,800
Net cash flow: £303/mo
Cash on cash: 11.1%
Score at this price: 70

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.68 - 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 21079160Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 24.8%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 950/mo (range 900-1000)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 950/mo (range 900-1000)
Rental economics needs verification before you rely on it
sale estimate 20% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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. Set your walk-away price before viewing - above £81,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£131,000

Rent Estimate (pcm)£950

Gross Yield10.86%

1y Growth+21.0%

3y Growth+5.3%

5y Growth+2.3%

10y Growth+2.9%

Last Sold Price£105,000 (2023-09-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0HU8 8JD

Approval Rate

-12mo

Development

low

26/01033/TC
3 trees as per Tree Survey: Tree 36 English Oak: Crown biased to NE to SE including c.350mm dia. branch facing SE over neighbouring garden. Minor stem lean to E. Reduce SE facing branch over neighbouring garden by -4m Tree 67 English Oak: W facing crown subordinated to street tree (Sycamore) immediately on Village Rd. Reduce hyper-extending branch facing NW over boundary fence by -6m Tree 91 Beech: Outgrowing location in raised structure with single brick depth retaining wall. Canopy over roofline of House Remove 120mm dia. branch facing W @ 11m back to union/away from building. Removal of the following self-seeded trees located in the thin strip of land between the Laburnum Avenue boundary and the historic Kitchen Garden wall: Bay multi stem,10 Ash, 5 sycamore, and 1Ash on the fence
Pending
26/00998/FULL
Erection of single storey rear extension (max x 6m long x max 5.79m wide x max 3.37m high; height to eaves 2.87m)
Pending
26/01001/FULL
Erection of a single storey rear extension (6.7m long x 3.9m wide x 2.95m max height)
Pending

View Planning Timeline