Updated 21 days ago on . Most recent reply

The numbers aren’t working, what am I doing wrong?
So I’m a bit frustrated trying to find my first deal. I’m looking for a mid-term rental or fix and flip in my area but I just can’t seem to get the numbers to work out. I feel like I’ve found a couple of good deals where the numbers SHOULD have worked out but my calculators are telling me different. Am I doing something wrong or have I just not found a good enough deal? Here is an example of a deal I looked at the other day that I feel like it SHOULD have worked out:
Purchase Price: $150,000
Down Payment: $37,500 (standard DSCR 30-year fixed rate)
Loan Amount: $112,500
Closing Costs: $4,500 (estimated 3% purchase price)
Rehab Costs: $50,000
ARV: $230,000
Total Cash Investment: $92,000
Property Taxes: $1,759/yr
Insurance: $2,000/yr (estimated)
Monthly Payment: $748.47
Gross Rent: $1600/mo
Vacancy Loss: $96/mo (6%)
Property Management: $166.67/mo (8%)
Repairs & Maintenance: $128/mo (6%)
Cap Ex: $48/mo (3%)
NOI: $935.07/mo (Rental Income less Vacancy and Monthly Expenses, Taxes & Insurance)
Debt Service: $748.47/mo
Cash Flow: $186.60/mo
COC Return: 2.43%
I have been shooting for a COC Return of at least 8% and just can't seem to get the numbers to work. Any words of wisdom or advice would be appreciated!
Mitch
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- Real Estate Agent
- Kansas City
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It's tough in all markets. The killer with this one is putting 50K on the rehab and the rent being $1,600. If rent was 1% of the purchase price numbers would be better. Doing a true BRRR might be better but more moving parts.
- Caleb Brown