Evaluate my land contract purchase

2 Replies

I'm negotiating a land contract for a 2br/1ba SFR recent rehab in a college town nearby. HVAC, electrical, plumbing, and some windows replaced ~3 months ago. Brand new flooring, paint, cabinets, etc. in interior. Appliances are 2-3 years old. Just appraised right at $87,000.

Here are the terms to this point:

Purchase price:  $87,000

Down payment:  $5,000 - deducted from purchase price.

Payment to seller: $750/month, includes PITI. $150/month deducted from remaining purchase price ($82,000 after down payment)

Contract is renewable every 12 months.

Renter moves in Feb 16th on a 1 year lease for $1,000/month and is responsible for all utilities.

Management is in place at 5% of monthly rent.

That basically leaves me with $200/month cash flow before accounting for capital expenditures, maintenance, etc. after $50 is taken out for management expenses.

My plan would be to either:

-go through with an outright purchase before the first year, or, 

-shoot for a cash-out refi after the first year term, after (maybe) putting down another $5,000.

In either instance, I would probably list it as a turn-key rental property for sale at $90,000-$100,000 and/or continue to rent it long term.

Your thoughts?  

Thank you in advance.

Originally posted by @Jim B. :

 Just appraised right at $87,000.

In either instance, I would probably list it as a turn-key rental property for sale at $90,000-$100,000 and/or continue to rent it long term.

Your thoughts?  

I'd examine if properties are appreciating before assuming you can sell it for $90K to $100K.  

@Crystal Smith  

Right, I agree.

But even at a purchase price of $100k, and if rented, an investor would be looking at $200+ in monthly cash flow with a fully rehabbed turn-key rental property.

Not saying that's exactly what's going to happen, but was putting it out there as an option in the future!