South Hackensack, NJ · Member since 2017 · 8 posts · 0 votes
Hello BP
I'm a newbie looking to do my first deal. I have someone looking to sell me an off market property and they are willing to carry the note. They are moving and already have a new home purchased out of state.
This is a 2 family home located in Linden NJ
Sellar wants $380,000 for the property and because they owe $0 they are willing to carry the entire note at 4% on a 30 year amortization with just $10,000 down payment so amount financed will be $370,000
The owner has just renovated both units so the property is turnkey.
The rents in the area are approximately $2,000 for each unit
So here is the breakdown:
P&I - $1,766
Taxes - $896
Insurance - $150
Vacancy - 5% $200
CapEx - 5% $200
Repairs - 5% $200
Tenants pay all utilities
Property will be self managed
Total Expenses - $3,412
Total Income - $4,000
Monthly Cash Flow of $588
Because the upfront cash required is so low the BP calculator shows Cash on Cash ROI - 56% and continues to increase year by year.
This appears to be a no brainer but as a newbie I'm obviously doubting my analysis. Your help and comments would be greatly appreciated.
Who pays sewer and water? I assume the owner would.
CapEx should probably be around 10%. Repairs around 7%-8% since you don't know how the tenants will treat the place.
You should assume property mgmt 10% for the calculation As your portfolio/responsibility grows you'll need to make sure the rent covers the cost. Also, that covers you for paying agent fees to place new tenants.
Professional · Beverly Hills, CA · Member since 2017 · 88 posts · 35 votes
9y
There is nothing in this deal to make it an attractive proposition until you have Buyer ready to pay you MONEY for the assignment of contract or a tenant buyer with good credentials.
You pays your money and takes your chances - especially at Donald Trump's Casinos!
Who pays sewer and water? I assume the owner would.
CapEx should probably be around 10%. Repairs around 7%-8% since you don't know how the tenants will treat the place.
You should assume property mgmt 10% for the calculation As your portfolio/responsibility grows you'll need to make sure the rent covers the cost. Also, that covers you for paying agent fees to place new tenants.
Real Estate Broker · Temecula, CA · Member since 2014 · 992 posts · 782 votes
9y
Taxes are pretty high. Is this normal for that part?
Is there appreciation going on?
SOmeone holding a note for you is awesome. Super low costs. Is there a time frame where they will want you to refinance? or any wording that allows them to force you to refi at any time?
Professional · Beverly Hills, CA · Member since 2017 · 88 posts · 35 votes
9y
@Mike Hoffmanfman Do not dive in the deep end when learning to swim.
Also, save your bullets until you see the whites of their eyes.
You said you are a Newbie - why tie yourself up with debt at the beginning of the race - like having a ball and chain strapped to your ankle. Very hard to jump hurdles that way.
Where is your out when the markets tumble? You will end up handing back the property to its owner - who is fortunate to have someone look after his mutt for awhile and then reclaim it.
Long term inflation of around 3% is the benchmark for long term capital appreciation. There is no massive immediate profit in the deal if you are planning to buy and hold, and you do not have a mountain of money to tie up. In fact BHP sub-optimizes profits - take a course in Economics and do the Math.
Short term with the Fed set on the path to lifting rates is like storm clouds coming over the south end of town. Do you expect any drops of rain? Hope you have your rain clothes handy
Did you learn to play ball? First time at bat did you take a mighty swing and knock the ball out of the park or strike out? Practice getting on base - then learn how to run the bases. After that Practice hitting the ball harder - and only swing at sure things.
Learn by Wholesaling - where mistakes do not send you out of the game.
The only thing I would add is to make sure you have the property inspected to determine the actual condition and usable life expectancy of major components and appliances. Pretty lipstick doesn't guarantee "Turn-key" condition. Inspection contingency is common in purchase contracts.
After all you don't want all of @Account Closed 's one liners to come to fruition. :)
Rental Property Investor · Elkhorn, NE · Member since 2016 · 6 posts · 2 votes
9y
Seems pretty pricey for a first time investment purchase.
Does it really appraise for $380k or are you paying too much. It might turn out fine, but here is something to consider. Seems like a very small down payment for $380k, and 4% isn't even where the market is. Why is the seller so willing to concede on both down payment and interest rate?
For me, it stresses the importance of carefully reviewing actual expenses, actual rental contracts, actual appraised value, and the conditions in the Note to ensure it meets your needs and expectations.
Walk around the property at different times of day. Talk to neighbors about the subject property and the immediate neighborhood. It's amazing what you can learn.
Is there a problem with the building itself? Inspection?
It is exciting to see your first deal coming together, but if the numbers don't work, walk away.
Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
9y
@Mike Hoffman As others have mentioned make sure to verify who pays for water, trash, and sewer.
One thing to also think about is, you say the units have both been renovated recently. What about the HVAC and the roof? If these are on the back end of their life spans make sure to account for a higher percentage for CAP EX or take it into account when negotiating the purchase price.
Investor · Moscow, ID · Member since 2017 · 107 posts · 76 votes
9y
maybe I'm just paranoid, but I don't see the benefit to the seller here which makes me think you are being screwed in some way you don't see.
Assuming the valuation is right, the seller is willing to give you the place for a low down pavement and an interest rate lower than a banks. That seems fishy to me. Do you know the seller? Are you related?
If not, I'd pay to have a good inspector to look for what you aren't seeing.