258 & 258A Stafford Street, Walsall

Description

A freehold town centre mixed use investment property comprising a retail unit and a well presented two bedroom self contained flat above. Current rental income is £19,284 per annum, rising to £20,220 per annum from September 2030.

Accommodation

Ground floor retail unit trading as Glamor Italia, a lashes and aesthetics salon. The self-contained flat above comprises a lounge, kitchen, bathroom and two bedrooms.

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 property occupies a busy position with a mix of retail, office, leisure, commercial and residential uses in the immediate vicinity.

Tenure / Property Information

Investment Analysis

The property is an occupied freehold mixed-use investment with stated current rent of £19,284 per annum, rising to £20,220 per annum from September 2030. At the £150,000 guide, the current gross income yield is approximately 12.86%, before costs, finance, maintenance, voids and tax. The supplied comparables are dated and do not provide sufficiently reliable evidence for a specific GDV. The £150,000 guide is therefore used only as the analysis purchase figure, not as a formal valuation.

Investment Snapshot

Strategy Recommendation

Consider as an income-focused buy-to-let/commercial investment at a price that preserves the stated gross yield, subject to satisfactory review of both tenancies, the legal pack, repair obligations and additional costs. Do not rely on a BRRR or flip strategy without valuation and cost evidence.

Works Required

No specific refurbishment works are evidenced. The flat is described as well presented and the retail unit has EPC C; the flat has EPC E. No refurbishment allowance is included. Legal and building inspections should confirm repair obligations and any required works.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR strategy cannot be reliably modelled because no evidence-supported GDV, refurbishment budget or refinance valuation is supplied. At the guide, the stated rent provides a strong headline gross yield, but refinance proceeds and cash left in cannot be calculated without a defensible valuation and lender assumptions.

Buy-to-Let Analysis

At the £150,000 guide, the current stated rent of £19,284 per annum produces a gross yield of approximately 12.86%. Including the stated £2,700 administration charge, the calculated cost is £152,700 and the gross yield is approximately 12.63%. Rent rises to £20,220 per annum from September 2030, equivalent to approximately 13.48% on the guide or 13.25% including the administration charge. These are gross figures and exclude finance, insurance, maintenance, voids, management, tax and any additional legal-pack costs. The retail and flat tenancies should be reviewed in detail.

Flip Analysis

A flip analysis cannot be established because no supported resale GDV, refurbishment cost or selling-cost allowance is available. The property is occupied under separate tenancies, so the evidence supports an income-investment assessment rather than a refurbishment-led resale case.

Investor Risks & Due Diligence

• The retail income depends on the separate commercial tenant and the flat income depends on the residential tenant; default, vacancy and reletting risk are not quantified.

• The commercial lease and residential tenancy terms, repairing obligations and tenant covenants require legal review.

• Additional costs excluding the stated administration charge may be payable under the Special Conditions and are not supplied.

• The flat has EPC E, which may require future compliance expenditure depending on applicable requirements and exemptions.

• The headline yields exclude finance, insurance, maintenance, management, voids, tax and other operating costs.

Recommendation

Consider as an income-focused buy-to-let/commercial investment at a price that preserves the stated gross yield, subject to satisfactory review of both tenancies, the legal pack, repair obligations and additional costs. Do not rely on a BRRR or flip strategy without valuation and cost evidence.

Strategy Rating

Analysis Confidence

Current and future rents, tenure, occupancy, lease dates, guide price and administration charge are supplied. However, there is no reliable GDV evidence, refurbishment budget, refinance valuation, detailed lease information, operating-cost schedule or confirmed additional legal-pack costs.