Do these numbers make sense?

3 Replies

A little help from folks would be appreciated. I have never done a commercial deal but I have an opportunity. I have a couple with an established business who wish to rent space but are unable to buy. They are willing to sign a 5 year lease with me if I have a building. I have found a 3,000 sq/ft stand alone building that was a former dance studio that would house their dance business perfectly. I have a contractor's estimate of $47,000 for complete rehab including interior/exterior and bringing into a nice state. It's in a "so so" neighborhood but it is certainly the "best and highest use" for the location and place, it will never fly as Class A office space due to location. The couple is able to spend $2,000 per month on the rent, maybe a bit more. I need to make an offer on this building offered at $115,000 before I can get an inspection (per the realtors I'm working with.) I would put conditions on this offer for HVAC/Roof/Electrical Panel..etc being in good order. I'm not sure what commercial lending rates are right now. I'm able to put $25,000 to $35,000 down, am not looking for huge appreciation in this neighborhood but some cash flow with appreciation. I'm in the process of finding out what the energy costs are. Taxes are at $7,800 right now. Any thoughts folks? I know I've given a nebulous question here. Thanks in advance.

So for a purchase of 115k you would need 25% down or $29k plus closing costs. That would leave you with a loan of $86,250 and a $530 payment plus $650 for taxes. So even if their $2,000 a month includes all utilities... with insurance you are looking at about 1k a month cash flow. How would you pay for the 47k rehab to get it ready?

Originally posted by @Brianna S.:
So for a purchase of 115k you would need 25% down or $29k plus closing costs. That would leave you with a loan of $86,250 and a $530 payment plus $650 for taxes. So even if their $2,000 a month includes all utilities... with insurance you are looking at about 1k a month cash flow. How would you pay for the 47k rehab to get it ready?

Hey Brianna, thanks for the help. I'm sure that building will go for less than 115. Its been on the market 780 days, no offers on it. I'm not sure how to pay for the improvements whether the bank will roll it into a mortgage or a separate loan. I'm not quite sure how to price it. I would like to make 20% on my money, cash on cash, when all is said and done and that MIGHT be doable except the tenants have some issues with how much they can afford. I'm not sure how this works to be honest, most times. Do you charge rent per sq foot and charge them for their "build out" separate? Do I just charge them X dollars and make my percentage? Thank you.

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