Under contract, am I blowing this deal?? Help!!

[Nico Roe]

Hello everyone! I am currently under contract for a home which on the surface looks like a great buy but I can't quite get a sense of my numbers... they keep coming out bad. I have tried to use the Bigger Pockets calculator but I feel like I am guessing on some key variables. I have a great lender who I have worked with before. My intent is to rent this single family home, which is in a great area that I know for a fact is on the verge of MAJOR growth/rental demand. Here are the facts:

The house: 4BD 2BA, 1666 SQ FT, Two Story, Built in 1955 but has since had many renovations done, it will require very little to prepare for tenants

Total Cash to Close: $178k

Loan: $424,100 @ 3.5%

Rental Comps: $2950-4500 a month

Vacancy for this area is <2%

Sale comps: 600-675k on most recent sales of similar homes

Property Management: 8% of rent

Property Tax: $4600 annually

My question is: Is this a good buy/ good use of 178k of my money? If rental income stream is what I am after, I get a sense that I am tying up a lot of capital that could be put to good use elsewhere? Standing by for questions on this discussion. I really appreciate all the help!

[Jeff Filali]

Nope, IMO its a bad deal that you're trying to talk yourself into.  Find a better deal.

The only numbers you needed to figure that out-

Total Purchase Price: $602K

Rental Comps: $2950-4500 (0.5-0.7%)

You want to look for between 1-2% or above, and closer to 2% the better, but its almost impossible for the numbers to ever work on a deal below 1% rent rates.

A 30 year note on $424K would be right at $2,000 mo before adding in Ins, Taxes, PMI, Prop Mgmt, Reserves, etc. The numbers would be way to tight.