33 Goodall Street, Liverpool, L4 3SR

UPRN:38063104Terrace Property3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: F (33)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 2mo agoAmenities· 1mo agoArea· Census 2021

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

£105,000

£100k - £110kHigh

Estimate

£105k

Range

£100k – £110k

Rent Estimate (pcm)

£850

£850 - £900

Monthly

£850

Yield

9.71%

Verdict

Derived from HomePortfolio scores

33 Goodall Street earns an INVESTIGATE rating with HP Score 76/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (94/100). 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

76/ 100

Strong

Investment Score

71/ 100

High

Crime Score

41/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 33Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 5 Nov 2026

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

Valuation edge0/15
claims [AVM +0.0% (HIGH)] → 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 10 Oct 2026
- valuation_snapshotsestimate for 38063104· as of 10 Oct 2026
Rental economics37.7/40
gross yield 9.7%; range width penalty ×1.00
- valuation_snapshotsrent estimate 850/mo (range 850-900)· as of 10 Oct 2026· verify before relying on this
Stress margin6.1/30
stressed cash flow +52/mo, +6% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 275 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 5 Nov 2026
Risk & liquidity14.7/15
410 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 70+ up to £86,500

£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£850/mo

Evidenced range £850-£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: 58

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 38063104Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 850/mo (range 850-900)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 850/mo (range 850-900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 275 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 →

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 £86,500 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£105,000

Rent Estimate (pcm)£850

Gross Yield9.71%

1y Growth+47.7%

3y Growth+6.9%

5y Growth+6.4%

10y Growth+6.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1L4 3SR

Approval Rate

-12mo

Development

low

DC/2026/01312
Alteration to front of property. (Retrospective)
Pending
DC/2026/01244
Certificate of lawfulness for the proposed use as a children's care home for 1 no. child aged between 7-17 years old (C2 use)
Approved
DC/2026/01206
Replacement windows, new shopfront, roof repairs and associated works (retrospective)
Pending

View Planning Timeline

Ownership

Corporate Ownership80.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,947

Population Density6,353 /km²

Owner Occupied50%

Age Distribution

0-15 18%16-64 63%65+ 19%

View Area Profile

Schools Nearby

St Francis de Sales Catholic Junior School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Everton Free School & Football College
0.3 mi
Outstanding
St Francis de Sales Catholic Infant and Nursery School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Kirkdale St Lawrence CofE VA Primary School
0.3 mi
Inspected as Kirkdale St Lawrence CofE VA Primary School (URN 132176) on 11 Oct 2023

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

3A Goodall Street
-
£175k
-
5 Goodall Street
-
£70k
-
3B Goodall Street
-
£167k
-
41 Goodall Street
-
£160k
-

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