257, 257A & 257B Stafford Street, Walsall, WS2 8DF

Description

A freehold town centre mixed use investment property comprising a retail unit and two well presented self contained flats above. Current rental income is £27,600 per annum, rising to £29,600 per annum from April 2028.

Accommodation

Three-storey mid-terraced property. Ground floor modern hairdressing salon trading as Evanie Jon. Two self-contained flats on the first and second floors, each comprising a lounge/kitchen, bedroom and shower room.

Location

The property fronts Stafford Street near its junction with Wisemore, in Walsall Town Centre, close to Tesco Extra, Crown Wharf Shopping Park and the Saddlers Shopping Centre. The immediate vicinity includes retail, office, leisure, commercial and residential uses.

Tenure / Property Information

Investment Analysis

The property is an occupied freehold mixed-use investment comprising a retail unit and two self-contained flats. The current rent is £27,600 per annum, increasing to £29,600 from April 2028. At the £215,000 guide, the current gross rent equates to approximately 12.84% before costs, or approximately 12.68% against the guide plus the known £2,700 administration charge. The supplied sold comparables are of different property types, dates and prices and do not provide a sufficiently reliable direct valuation basis. No capitalisation yield, detailed lease terms, external rental comparables or full special-condition costs are supplied, so GDV and a defensible maximum bid cannot be established.

Investment Snapshot

Strategy Recommendation

Prioritise a buy-and-hold mixed-use investment assessment. Only proceed after reviewing the leases, tenancy agreements, rent schedules, tenant payment history, legal pack, EPC implications and all special-condition costs. Do not bid above a level justified by the verified income and required investment return.

Works Required

No refurbishment works are evidenced. The property is described as having a modern retail unit and well-presented self-contained flats. Allow for legal, tenancy, compliance and condition due diligence rather than assuming a refurbishment budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be reliably completed because no GDV, refurbishment budget, finance terms or supported post-works valuation evidence is supplied. The property is already occupied and income-producing, so the evidence supports assessing it primarily as a hold investment rather than assuming a refurbishment-led refinance.

Buy-to-Let Analysis

The current passing income is stated as £27,600 per annum, rising to £29,600 from April 2028. Against the £215,000 guide, this indicates a current gross yield of approximately 12.84% before finance, management, maintenance, voids, insurance, compliance and tax. A full net yield cannot be established because operating costs and detailed tenancy terms are not supplied. The investment case depends on the continuing performance of the retail tenant and the two flat tenancies.

Flip Analysis

A flip analysis is not supported by the evidence. There is no reliable GDV, refurbishment budget, selling-cost allowance or evidence of vacant possession. The existing tenancies and stated occupation would also need to be considered before any resale strategy.

Investor Risks & Due Diligence

• The property is sold subject to the stated tenancies, so lease and tenancy terms, tenant covenants and payment history require verification.

• The retail unit is subject to a six-year lease from 25/03/2025; the full repairing, insurance, rent review and break provisions are not supplied.

• Additional special-condition costs are unknown and may be payable on completion.

• No sufficiently specific external rental comparable or auctioneer rent estimate is supplied.

• 257B has an EPC rating of E, which may create future compliance considerations.

• The two flats use electric heating, with running-cost and maintenance implications not quantified.

• The supplied sold comparables are not sufficiently comparable to establish a reliable market value.

Recommendation

Prioritise a buy-and-hold mixed-use investment assessment. Only proceed after reviewing the leases, tenancy agreements, rent schedules, tenant payment history, legal pack, EPC implications and all special-condition costs. Do not bid above a level justified by the verified income and required investment return.

Strategy Rating

Analysis Confidence

Current and future rent, tenure, occupancy, accommodation and the buyer administration charge are supplied, but there is no sufficiently comparable valuation evidence, rental comparison, operating-cost schedule, detailed lease information, refurbishment allowance or complete special-conditions cost schedule.