$157 Positive Cash Flow with 10% Down - Great Deal in Foley
We have analyzed this deal to see how this particular single family home in Foley would be as a rental property. These deals can be submitted by a variety of people like real estate wholesalers, investor focused real estate agents and brokers and our researchers. To submit deals, you can login (or register a new account) using our submit a real estate deal interface.
Where is this property?
It is located in Foley, MN. The property address is kept private to preserve the deals for our members. To work with our preferred investor friendly real estate agent/broker for this deal, contact us about Deal #3758 and they can give you the full details about this property and help you in purchasing it. This particular property was submitted to the St Cloud Real Estate Resources Website featuring real estate investor articles and local deals.
Run your own analysis on this particular property. Use our new, FREE Offer Generator real estate investor tool to change our assumptions and use your own.
How did we find this property?
We found this property from one of our real estate investor friendly agents/brokers or one of the real estate investor wholesalers we know in the Foley area.
Learn to find motivated sellers using marketing in Wholesaling Volume 3: Finding Deals. This CD is included as part of the 68 CD Ultimate Real Estate Investor Package that you get when you purchase any house we promote on the website through our recommended real estate agent or broker. To work with our preferred investor friendly real estate agent/broker for this deal, contact us about real estate Deal #3758 and they can give you the full details about this property and help you in purchasing it.
The Story
Before we get into our full analysis, here is some of the interesting story for this particular deal:
From the agent: This is a 10 year old 3 bedroom modular home on a permanent foundation. All siding and roofing is new in 2008. Very nice country location on almost 2 acres of land. Located 15 minutes from schools and shopping and 45 minutes from Minneapolis Metro area. Seller would prefer to cash out but is offering contract for deed terms. Repair items are “should be done” items but can be negotiated with the sale price.
Read How Real Estate Investor Wholesalers Make Money.
Property Details
- Bedrooms: 3
- Baths: 2.00
- Square Footage: 1,300 (see square footage estimates for info)
- All information is deemed reliable, but is pulled from tax records, real estate agent, zillow or the seller.
Income
- Gross Rent: $1,100/month (see Rent Estimates for more info)
- 4.00% Vacancy Adjustment: $44/month (see Vacancy Estimates for more info)
- Net Rent: $1,056/month
- NOTE: These numbers are for traditional rental income and NOT a rent-to-own. Rent-to-own analysis follows below.
Expenses
- Management: Self Managed (we have assumed you will manage the property yourself for this analysis)
- Maintenance: $42/month (see maintenance estimates for info)
- Utilities: $0/month (tenant pays)
- Taxes: $118/month based on $1,414 per year
- Insurance: $42/month (based on an estimate of $500 per year)
- Other Expenses: $0/month
Net Operating Income: $854.26/month
Repairs Needed
The estimated repairs are $3,500 for:
- Carpet/Flooring ($1,500)
- Appliances ($2,000)
All repairs are merely speculative estimates based on what the seller (or agent) has told us at this point. Before buying this house you should have it inspected and get quotes for actual repairs found.
Most We Can Pay For This House Based On NOI
- Investor Interest Rate: about 6.500% (see Interest Rate Estimates)
- 30 Year Amortization Fixed Interest Rate
- Principal and Interest Payment = NOI = $854.26
- Max loan for 100% financing with that payment: $135,153 minus closing costs and any repairs
Estimating Value
- Seller claims the current as-is value is what they are asking.
- Zillow claims the value of the property is $117,500. See Zillow Estimates for more information on why this can be misleadingly high or low.
- Seller is asking $119,000.
- You should analyze the property to determine your offer, but we will use the full asking price for our analysis.
Purchasing The House
Based on getting our full price offer accepted, that would be our purchase price. We will use that in our calculations below.
When buying with traditional financing, I have used just the purchase price (not the estimated repairs in the loan amount) because few loan programs allow you to borrow the purchase price and the repair money. To borrow the purchase price with repair money, you would need to use a hard money loan. So, realize that in my calculations, you still need to pay for repairs.
Nothing Down
- 100% Financing
- 100% financing for investment property is very difficult in our current credit market. There are ways to purchase property with no money down, but you will want to discuss these more creative methods with your lender and the real estate professional we can refer you to when you request information about this deal.
- Hard Money Then Rate and Term Refinance
- We can sometimes buy a house with a hard money loan and then immediately do a rate and term refinance to eliminate the really ugly 20% second mortgage that we describe above on the 100% financing analysis.
- To do this, we need to buy the property well below 80% loan to value.
- When you factor in our offer price of $119,000 (plus $3,500 in estimated repairs) I do not think this property would work for this, but you can learn about this strategy from Collect $8,000 Buying Real Estate Rentals. This particular house with estimated repairs would be at about 102.94% of what the seller estimates value to be.
10% Down
- If we purchase it for $119,000, then a 10% down payment would be $11,900.
- Likely, we would then be financing 80% (that’s $95,200) on a first mortgage and then 10% (that’s $11,900) with a second mortgage with a higher interest rate.
- Principal and interest payments on a $95,200 30 year fixed rate loan at 6.500% are: $602 per month
- Principal and interest payments on a $11,900 30 year fixed rate loan at 9.000% are: $96 per month
- That would leave us with a positive cash flow of $157/month when we subtract it from our Net Operating Income calculation which takes into account a reserve for maintenance and a 4.00% vacancy rate.
- Return on Investment Estimates
- IMPORTANT NOTE: These can change if any assumptions change.
- For putting up $11,900 as a down payment you’d see the following returns from the following benefits:
- Cash Flow
- $157/month times 12 months = $1,881 per year
- $1,881 per year/$11,900 invested = 16% return on investment from estimated Cash Flow
- Depreciation
- $119,000 purchase price with 10% estimated land value leaves $107,100 for the value of the structures that we can depreciate
- $107,100/27.5 years = $3,895 per year
- Assuming a tax rate of about 33%, then a third is the benefit from depreciation
- $1,298 per year/$11,900 invested = 10.91% return on investment from Depreciation
- Principal Paydown
- $95,200 loan pays down about $857 in the first year
- $11,900 loan pays down about $107 in the first year
- ($857 per year + $107)/$11,900 invested = 8.10% return on investment from Principal Paydown
- Appreciation
- Assuming a 5% appreciation rate. How did we come with that number? See Appreciation Rate Estimates for more info.
- Assuming the property is worth exactly what we paid for it $119,000. If the appraisal comes in lower then we will be forced to go back to the seller since it will affect our ability to get a loan on the property. If it is higher than our numbers will likely be much better.
- $5,950 per year/$11,900 invested = 50.00% return on investment from Appreciation
- Total from Cash Flow, Depreciation, Principal Paydown (first and second mortgages) and Appreciation
- ($1,881 + $1,298 + $857 + $107 + $5,950)/$11,900 = 84.82% return on investment
- Cash Flow
20% Down
- If we purchase it for $119,000, then a 20% down payment would be $23,800.
- We would then be financing the balance of $95,200
- Principal and interest payments on a $95,200 30 year fixed rate loan at 6.500% are: $602 per month
- That would leave us with a positive cash flow of $253 when we subtract it from our Net Operating Income calculation which takes into account a reserve for maintenance and a 4.00% vacancy rate.
- Return on Investment Estimates
- IMPORTANT NOTE: These can change if any assumptions change.
- For putting up $23,800 as a down payment you’d see the following returns from the following benefits:
- Cash Flow
- $253/month times 12 months = $3,030 per year
- $3,030 per year/$23,800 invested = 12.73% return on investment from estimated Cash Flow
- Depreciation
- $119,000 purchase price with 10% estimated land value leaves $107,100 for the value of the structures that we can depreciate
- $107,100/27.5 years = $3,895 per year
- Assuming a tax rate of about 33%, then a third is the benefit from depreciation
- $1,298 per year/$23,800 invested = 5.45% return on investment from Depreciation
- Principal Paydown
- $95,200 loan pays down about $857 in the first year
- $857 per year/$23,800 invested = 3.60% return on investment from Principal Paydown
- Appreciation
- Assuming a 5% appreciation rate. How did we come with that number? See Appreciation Rate Estimates for more info.
- Assuming the property is worth exactly what we paid for it $119,000. If the appraisal comes in lower then we will be forced to go back to the seller since it will affect our ability to get a loan on the property. If it is higher than our numbers would be much better.
- $5,950 per year/$23,800 invested = 25.00% return on investment from Appreciation
- Total from Cash Flow, Depreciation, Principal Paydown and Appreciation
- ($3,030 + $1,298 + $857 + $5,950)/$23,800 = 46.79% return on investment
- Cash Flow
Rent-To-Own Analysis
- If you purchase the property and instead of renting it, offer the property for sale on a rent-to-own basis, you can further improve your returns.
- Here’s an overview of how you might structure this property:
- Purchase the property for $119,000 (what the seller is asking) at the investor interest rate of 6.500%
- Sell the property for full market price, $119,000 on a rent-to-own.
- Ask the seller to make payments that would resemble what they would pay on a mortgage for their purchase price with an interest rate that would be accurate for their credit situation and not the lower rent amount of $1,100.
- For example, if the interest rate for an investor with good credit is 6.500%, then their interest rate might be 7.490%.
- Your payments, if you could finance 100% of $119,000 (the seller’s asking price) at 6.500%, would be: $752.16/month
- Their payments, if they could finance 100% of $119,000 (what it’s worth) at 7.490%, would be: $831.25/month
- Since they will be buying the house, they would be expected to cover taxes, insurance and maintenance as well, so you have a positive cash flow of:
- (Their Payment To You) - (Your Loan Payment) = Cash Flow
- ($831.25) - ($752.16) = $79.09/month
- By structuring your exit strategy in this way, you can essentially eliminate negative cash flow and find a buyer for your properties that will be closing in the next year, two or three.
- You’d be collecting $79.09 per month in cash flow and $0 when you actually sell it by utilizing this strategy.
- For more details on how I personally structure these when I do them, I can send you an audio download once you’ve gone out and seen this house. Contact me about Deal #3758 to get more information and to schedule a showing and I will put you in touch with a local real estate professional who can assist you with your investing purchase.
For more information on this particular deal, please contact us about real estate Deal #3758.
Until my next post…
James
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