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Updated 21 days ago on . Most recent reply

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Mitchell McGuinnis
  • Emerald Isle, NC
5
Votes |
5
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The numbers aren’t working, what am I doing wrong?

Mitchell McGuinnis
  • Emerald Isle, NC
Posted

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

Most Popular Reply

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Caleb Brown
#2 Out of State Investing Contributor
  • Real Estate Agent
  • Kansas City
2,872
Votes |
3,958
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Caleb Brown
#2 Out of State Investing Contributor
  • Real Estate Agent
  • Kansas City
Replied

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

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