$249 Positive Cash Flow with 10% Down - Great Deal in Tiffin, OH
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.
We have analyzed this deal to see how this particular duplex in Tiffin would be as a rental property. We try to research and analyze better than average deals for you to help save you time and money. You can read about what it is like researching properties for deals on your own in our article: Find Real Estate Deals is a Numbers Game.
Where is this property?
It is located in Tiffin, OH. 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 #3022 and they can give you the full details about this property and help you in purchasing it. This particular property was submitted to the Toledo Real Estate Resources Website featuring real estate investor articles and local deals.
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 Tiffin area.
Learn to find motivated sellers using marketing in Back to Back to Back Motivated Seller Appointments. 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 #3022 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:
Older front-to-back duplex was heavily rehabbed in 2005 and now has updated electric, new furnace, new hot water heater, and more.
Read In Case You Missed the Sub-Prime Crisis: Don’t Get Variable Rate Loans!
Property Details
- Bedrooms: 4
- Baths: 2.00
- Square Footage: 2,025 (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: $925/month (see Rent Estimates for more info)
- 3.00% Vacancy Adjustment: $28/month (see Vacancy Estimates for more info)
- Net Rent: $897/month
Expenses
- Management: Self Managed (we have assumed you will manage the property yourself for this analysis)
- Maintenance: $36/month (see maintenance estimates for info)
- Utilities: $107/month
- Taxes: $17/month based on $206 per year
- Insurance: $54/month (based on an estimate of $650 per year)
- Other Expenses: $0/month
Net Operating Income: $683.03/month
Repairs Needed
The estimated repairs are unknown for:
- Minor Siding Repair (cost unknown)
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 = $683.03
- Max loan for 100% financing with that payment: $108,062 minus closing costs and any repairs
Estimating Value
- Seller claims the value of the property is $76,000.
- Seller is asking $74,000.
- 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.
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 $74,000 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 would be at about 97.37% of what the seller estimates value to be.
10% Down
- If we purchase it for $74,000, then a 10% down payment would be $7,400.
- Likely, we would then be financing 80% (that’s $59,200) on a first mortgage and then 10% (that’s $7,400) with a second mortgage with a higher interest rate.
- Principal and interest payments on a $59,200 30 year fixed rate loan at 6.500% are: $374 per month
- Principal and interest payments on a $7,400 30 year fixed rate loan at 9.000% are: $60 per month
- That would leave us with a positive cash flow of $249/month when we subtract it from our Net Operating Income calculation which takes into account a reserve for maintenance and a 3.00% vacancy rate.
- Return on Investment Estimates
- IMPORTANT NOTE: These can change if any assumptions change.
- For putting up $7,400 as a down payment you’d see the following returns from the following benefits:
- Cash Flow
- $249/month times 12 months = $2,992 per year
- $2,992 per year/$7,400 invested = 40% return on investment from estimated Cash Flow
- Depreciation
- $74,000 purchase price with 10% estimated land value leaves $66,600 for the value of the structures that we can depreciate
- $66,600/27.5 years = $2,422 per year
- Assuming a tax rate of about 33%, then a third is the benefit from depreciation
- $807 per year/$7,400 invested = 10.91% return on investment from Depreciation
- Principal Paydown
- $59,200 loan pays down about $533 in the first year
- $7,400 loan pays down about $67 in the first year
- ($533 per year + $67)/$7,400 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 $74,000. 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.
- $3,700 per year/$7,400 invested = 50.00% return on investment from Appreciation
- Total from Cash Flow, Depreciation, Principal Paydown (first and second mortgages) and Appreciation
- ($2,992 + $807 + $533 + $67 + $3,700)/$7,400 = 109.44% return on investment
- Cash Flow
20% Down
- If we purchase it for $74,000, then a 20% down payment would be $14,800.
- We would then be financing the balance of $59,200
- Principal and interest payments on a $59,200 30 year fixed rate loan at 6.500% are: $374 per month
- That would leave us with a positive cash flow of $309 when we subtract it from our Net Operating Income calculation which takes into account a reserve for maintenance and a 3.00% vacancy rate.
- Return on Investment Estimates
- IMPORTANT NOTE: These can change if any assumptions change.
- For putting up $14,800 as a down payment you’d see the following returns from the following benefits:
- Cash Flow
- $309/month times 12 months = $3,706 per year
- $3,706 per year/$14,800 invested = 25.04% return on investment from estimated Cash Flow
- Depreciation
- $74,000 purchase price with 10% estimated land value leaves $66,600 for the value of the structures that we can depreciate
- $66,600/27.5 years = $2,422 per year
- Assuming a tax rate of about 33%, then a third is the benefit from depreciation
- $807 per year/$14,800 invested = 5.45% return on investment from Depreciation
- Principal Paydown
- $59,200 loan pays down about $533 in the first year
- $533 per year/$14,800 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 $74,000. 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.
- $3,700 per year/$14,800 invested = 25.00% return on investment from Appreciation
- Total from Cash Flow, Depreciation, Principal Paydown and Appreciation
- ($3,706 + $807 + $533 + $3,700)/$14,800 = 59.10% return on investment
- Cash Flow
For more information on this particular deal, please contact us about real estate Deal #3022.
Until my next post…
James
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