Raleigh, NC · Member since 2016 · 86 posts · 26 votes
9y
@Account Closed
I appreciate it. I've got one under my belt already, but this one is on a much larger scale. Just want to make sure I have my ducks in a row.
1) The property is not distressed, but the homeowner is. He lives in California. The property is in North Carolina. He's been living here and will be here until he can sell or work something out with the property.
2) I didn't care to think about finding that out. Never crossed my mind. Very pertinent information.
3) Payments are current. I may have used the wrong terminology by using the word distressed. Homeowner just can't sell because the home isn't in tip top shape. It's mainly outdated. Getting a contractor in there next week to assess repairs.
4) I have not done a title report yet, but will definitely do that when paperwork is officially signed.
5) Exit strategy is to find a tenant/buyer or possibly assign the contract.
6) The option is 5 years.
7) Lease and Option are separate agreements. Lease is for 1 yr at a time.
8) Yes, seller will be in the state until everything is finalized.
9) I have golfed (I suck lol), but I don't golf.
10) Didn't ask about golfing rights. Once again, did not know.
11) I will also have to find that out.
12) It's in the city.
I will have to check on #'s 2, 10, and 11. To my knowledge the 2300/month should take care of everything. If 2, 10, 11 have any bearing on added expenses it might put this one over the top.
Investor · Columbus, GA · Member since 2014 · 2k+ posts · 1k+ votes
9y
If the ARV is $430K, then it depends on how much it will cost to rehab. If rehab is $75K, then it is not a good deal. Use the 70% rule as a guide once you get an idea of rehab costs.
This doesn't seem like much of a deal to me - unless you're including all costs in your payment. Those costs being taxes, insurance, capex, repairs, property management, utilities, HOA, etc. Typically speaking, all those will end up eating about 50% of your rent. On my homes, I want to target homes you can buy and get 1% of the purchase price in monthly rent, so I can get some cash flow.
Also, as Anthony mentioned, the cost of repairs and upgrades is very important. As you noted, the seller couldn't sell the house - which isn't a good statement, as any house will sell at the right price. You need to make sure that you can exit at the right price and put some cash in your pocket at the end of this.
On another note, I don't really like homes at this price point, most people who can afford to live in a 450k home have substantial income and most people with substantial income are responsible. Right now, the lending environment is very easy and pretty much any reasonably qualified person could get a loan, so you're limiting yourself to people with very specific circumstances to be your end buyer/lessee.