Curious what you all think of this property, Duplex in SE Wisconsin

[Steve Balinski]

Hi Everyone, curious of your thoughts on this property.  I use an excel property analyzer which I'm pretty comfortable using at this point.  I bundle all expenses after taxes/insurance/mortgage into row 18 (maintenance). (see attached images)

Here are my dilemmas and things im considering  

Built in 1910 (seems in decent shape though). Basement is cinder block, but in good shape, none are crumbling.  Until I get an inspection I'm trying to be optimistic

Each unit is a smaller 2/1, pictures indicate the bathrooms are pretty tight/narrow.  Overall in good shape, I'd have to drop maybe 2-3K getting both units rent ready.  No room for increasing rent at its current prices.

There is a 3 car garage which could be a game changer, if I could rent that for another 400 per month as storage, my cashflow is excellent.

***I'd have to put 30% down which would run me dry from any further investments for at least 5 years until I save more through my rental property income (I own 2 others).

7.5% interest rate.  If rates drop and I can refinance, cashflow would only increase.  If rates drop and I refinance AND I can rent the garage for storage I'd be at 1000+/month cashflow.  

I have the option to buy down a point or two as well on the rate.

Purchase 275,000

Rent 2400 (2800 if garage is rented for storage for $400/mo)

Insurance 1200

Taxes 3000

Maintenance/Capex 2000

7.5% rate @30 yrs

30% Down (82,500)

Cashflow $420 (820 if garage can be rented for storage)

[Marcus Auerbach]

Several red flags, the first one is asking price - anything under 300k in 2025 in the Milwaukee area is either distressed or in a bad area or both. As far as optimistic until you get an inspection, you need to have a good idea about your total rehab budget before you make an offer. Inspection should only confirm what you and your agent had already found, at least the big stuff. 

Most duplxes require 25k per unit and up to 50k for roof, siding, windows if necessary. You can't do anything with 2-3k in a bathroom. It's either under 1k or over 6k - there is concrete with chicken wire under the penny tile. Renting the garage will maybe get you $50 per bay. I just refinanced a commercial loan at 6.25% as a 10/10yrs.

The size will limut rents. Square footage is more important than number of (tiny) bedrooms. I bought my first duplex in 2009 and made that mistake to buy the smaller of the two a 2/1 with 1600 sqft total, could have bought a 2400 sqft for just a little more. Was never able to get rents up, even after full rehab. Better to buy a property with more square footage, the financial model works better, as the tiny one has the same expenses, but lower rents - for example: water heater costs the same regardless if your rent is 800 or 1600.