65 Emily Street, West Bromwich, B70 8LH

UPRN:32087392Mid Terrace HouseBeds -Built before 1900

FreeholdCouncil Tax: Band AEPC: D (61)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£184,000

£166k - £203kMedium

Estimate

£184k

Range

£166k – £203k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

8.37%

Verdict

Derived from HomePortfolio scores

65 Emily Street earns an INVESTIGATE rating with HP Score 57/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (80/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

66/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

80/ 100

High

Transit & Bike

Transit 22Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 3 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +6.5% (MEDIUM), sold-comps +21.1%, £/sqft +21.0%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 32087392· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.6%· as of 1 Nov 2026
Rental economics27/40
gross yield 8.4%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1200/mo (range 1150-1250)· as of 9 Oct 2026· verify before relying on this
Stress margin2.2/30
stressed cash flow +26/mo, +2% 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: 0 price cut(s), 26 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 & liquidity12.8/15
149 sales/12mo in area; valuation range width 20%
- 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 70+ up to £137,500

£129,000£198,000

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£172,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,150-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £53,840
Net cash flow: £250/mo
Cash on cash: 5.6%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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 32087392Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1150-1250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 1200/mo (range 1150-1250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 26 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. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Set your walk-away price before viewing - above £137,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£184,000

Rent Estimate (pcm)£1,200

Gross Yield8.37%

1y Growth+18.4%

3y Growth+5.0%

5y Growth+5.5%

10y Growth+5.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0B70 8LH

Approval Rate

-12mo

Development

low

DC/26/72180
Proposed felling of 4 No. Acer psuedoplatanus trees.
Pending
DC/26/72174
Proposed single storey rear extension (Lawful Development Certificate).
Pending
DC/26/72142
Proposed change of use of the first and second floor to 10 HMO accommodations with communal area and proposed rear dormer window.
Pending

View Planning Timeline