To add on or not to add on....
I have a property in Euclid, OH that I have a lead on through my probate mailing. The property is in a decent area, but is only a 2/1 and 650 sq ft. I can get the property as is for around $18K-$20K, put about $10K into it and turn around and rent it for $775. Using my calculator that gives me a payback of 5 years and a cash flow of about 470 a month. Not bad...but the ARV will only remain in the 35-40K range.
However if I add on to make it a 3/2, and do a full rehab (35K total) I can bump the rent up to $995 a month, cash flow at $560 a month. ARV goes up $80-$90K. Payback is 7 years however
So in the first deal, the payback is quicker but the over all value of the deal is less and the 2 bedroom house insures my next buyer is an investor. Converting it to a 3/2 almost doubles the value of the deal, converts it to a home a home owner would buy, but with a longer payback though.
Any advice or thoughts?