Skip to content
×
Pro Members Get
Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
ANNUAL Save 16%
$32.50 /mo
$390 billed annualy
MONTHLY
$39 /mo
billed monthly
7 day free trial. Cancel anytime
Buying & Selling Real Estate
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

Updated over 10 years ago on . Most recent reply

Account Closed
  • Real Estate Agent
  • Richardson, TX
161
Votes |
511
Posts

Deal in the Chicago area. Do the numbers work?

Account Closed
  • Real Estate Agent
  • Richardson, TX
Posted

Hi everyone,

I just put under contract a 2- flat building in the Chicago area. This is a class C neighborhood. Can you please give me some advice and criticize my analysis below? The first unit is renting for 700 (long term tenant). The second unit will be rehabbed. Each unit is about 850 SQ .

Are my numbers right? Am I missing something? There were very few comparables that I was able to find. And some of them were cash deals so I decided to value the deal using the cap rate formula. Please let me know what are your thoughts on this:

Most Popular Reply

User Stats

2,243
Posts
2,154
Votes
Mike H.
  • Rental Property Investor
  • Manteno, IL
2,154
Votes |
2,243
Posts
Mike H.
  • Rental Property Investor
  • Manteno, IL
Replied

Bottom line is that you're going to owe 60k on the place and its worth 75k?
Your mortgage payment should be around 400/month and thats only if you finance the entire thing. 

1,500 a month in income and 400 a month in mortgage payment on a 75k property? Taxes another 300 a month? Personally, I'd contest them if the property is really only worth 75k. You should only be paying about 250 a month (that would be a 12% tax rate which is pretty high even for this state).

Try going with NREIG for insurance. They won't require you cover the place for what it would cost to rebuild it. I bet you can get your insurance to cone in at 75/mo or better- the thing is only 1,500 sq ft.....

So 400/mo mortg, 300/mo taxes, 75/mo insurance. Water 80/mo (40 a unit seems reasonable but maybe way over based on brie's units).  And I was assuming you'd be self managing so no PM fee.

There's 850/mo in expenses there so your gross profit is roughly 650/month.
At that price, you should make money providing your screening is good and your rehab includes anything that has a short lifespan (btw I replace water heaters on every house I get - no matter how good they look. After a year of sitting, they almost always end up having problems anyway)......

But the one risk I'd add is that you're investing in cook county. And that crazy county has some of the absolute worst landlord laws in the country. I would be very careful when you do your screening.

Loading replies...