Real Estate Agent · Salt Lake City, UT · Member since 2014 · 473 posts · 230 votes
7y
@Brandon Graves with the penfed 80% loc your numbers will look like this.
320k x .8 = 256k - 224k = 32k loc
If you sell, you would be looking at 320k - 224k = 96k - 25k (realtor / loan costs) = 71k.
Hard choice. If you have somewhere better to put that money, maybe selling isn’t a bad idea after all.
Specialist · Santa Rosa Beach, FL · Member since 2017 · 21 posts · 19 votes
7y
@Jason D., Ok, noted. Thanks for the advice. Any preference on where to take the equity? We have other great rentals here, I'm just wrestling with the fact that everything is back on the high end...
Rental Property Investor · St. Petersburg, FL · Member since 2017 · 3k+ posts · 4k+ votes
7y
@Brandon Graves that's the great thing about the LOC. It costs you nothing unless you use it. Where to use it would depend on your personal goals, so I couldnt tell you what to do.
Youngsville, LA · Member since 2016 · 17 posts · 5 votes
7y
LOC's are fairly cheap. When I did mine it was only $300. You won't get the full 100k, only a percentage of it, I think mine was 70%. I've been having a 45k LOC for over a year now and never used it. Still waiting for the right deal and it's nice knowing you have it in your back pocket.
Specialist · Santa Rosa Beach, FL · Member since 2017 · 21 posts · 19 votes
7y
@Justin Guidry, how long is the LOC good for? Are your plans to use LOC as down payment towards next property I'm assuming? If so, do you use different financing (bank) for the remainder of that next purchase?
I would sell in a heart beat. There is no way I would invest in a property worth $320K with rent at a measly $2100. Your money is not earning it's keep.
Investor · Philadelphia, PA · Member since 2015 · 3k+ posts · 3k+ votes
7y
@Justin Guidry you get 70% of the appraised value minus mortgage balance, not 70% of the equity. That can be a big difference on the high end.
OP you don’t have to get the heloc from your mortgage holder. Many lenders will do it.
Specialist · Santa Rosa Beach, FL · Member since 2017 · 21 posts · 19 votes
7y
@Thomas S., even though I've only parked 0$ (VA loan) of my money into it and 235k of the bank's funds? Also, @Max T., I thought equity = appraised value minus owed balance? Am I missing something there?
Rental Property Investor · Greenville, NC · Member since 2018 · 5 posts · 12 votes
7y
@Brandon Graves In NC you can go to any bank. It doesn't have to be the one your mortgage is with. I prefer to use a smaller local bank. Better terms that are negotiable and anything under 100k is kept in house with much less hassle.
Rental Property Investor · Culver City, CA · Member since 2014 · 221 posts · 79 votes
7y
Just a thought on the equity. It's 100k in equity, but if you sell, it will be much less than that after you deduct fix up costs, real estate commissions, closing costs and capital gains taxes (unless you lived there 2 out of the last 5 years.
Before you decide to sell, you might figure out what your actual net costs will be.
Real Estate Agent · Salt Lake City, UT · Member since 2014 · 473 posts · 230 votes
7y
@Brandon Graves with the penfed 80% loc your numbers will look like this.
320k x .8 = 256k - 224k = 32k loc
If you sell, you would be looking at 320k - 224k = 96k - 25k (realtor / loan costs) = 71k.
Hard choice. If you have somewhere better to put that money, maybe selling isn’t a bad idea after all.
@Jason DiClemente do most banks allow LOC on investment properties? I live in CA and large banks only allow LOC on primary Home. I haven’t try small banks.
Investor · Pukalani, HI · Member since 2017 · 413 posts · 291 votes
7y
@Jojo Lee
From what I’ve seen in Hawaii most banks will only do helocs on primary residences.
But like someone else mentioned, there are banks/CUs that will do helocs on investment properties. Also there are CUs, like Wailuku Federal Credit Union, that offer 90% LTV helocs.
Investor · Naples, FL · Member since 2017 · 69 posts · 34 votes
7y
@Brandon Graves
I’m in almost the exact same situation. My past primary residence i purchased with a VA loan. I paid 250K for it and my agent estimated I could sell for around 410K now. I pay 1400/mo mortgage and it rents for 2800/mo.
We decided we are going to do a HELOC instead of sell for two reasons. One, we love the cash flow and two we love the location so much we may move back there someday.
That being said, if the markets puts that house up into the 500s we will sell and 1031 into a multi family somewhere.
Specialist · Santa Rosa Beach, FL · Member since 2017 · 21 posts · 19 votes
7y
@Gerald Barron, Let's keep in touch. I've narrowed things down to where you are as well. As some have mentioned above, I've already done the long math and I'm a realtor, so I'll walk away with somewhere between 90-110k. I'll ping you privately. I'd like to hear your plan for purchasing the multifamily. Cheers!