I am house hacking a duplex MTR in North Austin, this is the numbers for my deal.
Purchase Price: 435k in November 2020
Down Payment: 15%
Current rent for the other unit: $2,650
Future rent for my unit: $3,000
Capex and Maintenance: ~$350
Cash flow when I move out: $2,417.50
Cash on Cash: 23%
Current value: ~575k-600k
I obviously lucked out with 2021 appreciation, but almost all duplexes on the market now will cash flow ~$700-$1,000/month using this strategy!
@Arvin Poole I did not do an FHA loan because I didn't want the higher monthly payment. Looking back I definitely should have gone with the FHA loan. Let me know if I can help with anything!
Here is my journey. I never knew MTR existed but figured it out due to Austin's STR restrictions. I have great experience with STRs and my LTRs have so many negatives esp on lower rent homes/duplexes. I decided to try STRs but Austin restricts them. I have 4 duplexes and decided to turn one into a MTRs earlier this year. Been in the Duplex LTRs for awhile and my places/rents are typically on the lower end so the maintenance and kills any profit but appreciation has been great.
Anyhow, typically rent each side for about $1500/month and LTRs at this level typically trashes the homes and leave requiring 10-20K in repairs after 2-3 yrs. So typically after 7 yrs of owning these duplexes, I have been cash flow neutral. With Taxes essentially doubling last 2-3 yrs, these places are money losing holdings.
So in Jan I decided to put in 50K to do a complete inside renovation and furnish both. If MTRs didn't work out, I could do LTRs fully furnished. 1st started on one side furnished then quickly furnished the 2nd as the 1st rented quickly.
Fast forward to June, and both sides have been about 90% rented through July @ 5600/mo both sides.
MTR 5600x.9= 5k - 1k VRBO/Airbnb/utilities/lawn care= 4k income/month. Cash flow prob 2k/mo accounting for PITI.
LTR 3k - 350 Prop manager = $2650/mo income. Barely cash flows and negative when renters move out for another costly rehab.
Major benefit is place is well care for, I check on it every 1-3 months, renters keep the place clean/well care for, lawn always done vs LTRs where condition is always trashed requiring about 20K every 2 yrs. It has been 6 months and both sides look like it was just renovated.
I plan on converting another duplex the same way in the next month and if it works out, I will eventually convert all 4. I would be happy cash flowing each home $24000/yr x 4 appx 100K. My 4 duplexes each have about 50K left on the mortgages and once paid off, should increase to about 125k/yr.
My STRs cash flows about 80k/yr and once I pay off the 500K in mortgages left will cash flow about $130K/yr.
@Michael Win Who does your management? Do you do it? I don't see that as part of your math. I would think that it would be a major time sucker and is the opposite of passive income.
Also, I have never spent 20k in repairs or even 10k. Its all about tenant selection, getting a solid property manager and setting tenant expectations to keep for the long haul. I love ltr where I don't have to do a thing every month except open up the monthly pdf and see my bank account increase.
My LTRs are professionally managed. I understand the importance of tenant selection but my duplexes are on the lower end so the choices are from the same economic Pot so they tend to bring more people in to live, never cut the grass, do the bare minimum. So after they move out, it usually requires new paint, patch holes, some appliances need replacement. My tenants typically stay 2-3 yrs and wear the place out.
The MTRs I manage it myself. People leave it very clean. I essentially spend 1 hr to bring sheets/towels home to wash, put in new set, run dishwasher if needed. Cleaners come. I come back for another 1 hr to replace consumables like paper towels. I am getting the processes streamlined where I spend about 2 hrs for each turn over x 6 a year, so I think about 12 hours. Throw in another 10 hrs for repairs I can do myself and I am thinking 24hrs/yr/side. Rest is just communicating with guest.
I will say that this is much less time than I would spend if I had LTRs dealing with all the repairs that they requests.
Plus with MTRs, I get to inspect it regularly and people renting these are high income professionals with occupancy of 1-4 people who rarely have any regular get togethers. LTRs in my price range may say 4 renters but it ends up 4-8 on a regular basis with weekly parties.
From what I can see, it is night and day. I expect to have very little maintenance requirements for my MTRs.