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Updated over 7 years ago on . Most recent reply
Checking my math on 1st deal for turnkey near Little Rock, AR
Hi all,
I am trying to make sure my calculations with my due diligence are accurate upon selecting my first deal for a SFR rental that would be a newly renovated turnkey managed by a PM. I recently fed my numbers through the BP Rental Property Calculator, being one of the first few times I've familiarized myself with it. My goal is monthly cash-flow, and from what I've been reading, I should realistically pursue a minimum ~8-12% cash-on-cash return with a 20% down purchase.
Are the numbers below feasible and is my Cash-on-Cash Return calculation below accurate? I think this was a good exercise to try on the BP Calculator either way.
PROPERTY INFO
4 BR, 2.5 BA near Little Rock, AR
$31,980 cash purchase (20% down, 30-year fixed)
Property valued at $159.9K
INCOME:
- Rent: $1,295/mo (Year 1), with $50 monthly increase in Year 2
EXPENSES (Total $1,230.61):
- P & I (30-year fixed at 4.75%) $667.29/mo
- Property Management (10%): $129.50/mo
- Property Taxes: $163.67/mo
- Homeowners Insurance: $50.40/mo
- Repairs/CapEx (10%): $129.50
- Vacancy (7%) = $90.65
RETURNS:
- CoC = 2.42% @ $64.39/mo
QUESTIONS:
1. Should I include closing costs as part of cash needed (putting 20% down of purchase price) when calculating Cash-on-Cash Return?
2. Since the property management company charges first month’s rent placement fee for a new tenant, how should I factor this in with my Cash-on-Cash return - do I also lump it into cash needed?
3. Am I missing any critical expenses to add above?
It sounds I should pass on this property if my math is correct? Given a ~2% CoC return is not enticing or sustainable given my goal is monthly cashflow. Or are my estimates too conservative?
Thanks for any input!
Most Popular Reply

Yes include closing costs in cash on cash return. Yes pass on this property as it’s way to low in cash flow. You’re not missing any major expenses