I have a duplex under contract in Ogden Utah. It is a 2/1 with 700 sq/ft per side. Asking price was $154900 and offered $144900 and was accepted. Roof needs to be redone. One side had a tenant who smokes in the unit. I am thinking about removing both tenants asap and trying to get the smoke smell out but removing all carpet, whipping down down every surface, getting ducts cleaned and running an o-zone machine if needed. There is about $16,000 worth of work that I can calculate from paint and new flooring. I am pretty sure the seller will not budge on price anymore. I need help determining if this is still a good deal.
Sale price: $144,900
Rehab: $16,000 including new roof (roof is about $8,000 and has 2-3 years left so doesn't have to be done immediately)
Down payment (25%): $39,500
Debt service: $711 PITI, HELCO payment $326 (interest only would be $118 but want to pay back principle ASAP) . Total: $1,037'
Current rents per side: $600. should be able to get up to $700 with rehab.
Cash after debt services: rent $600 per side- $163
rent $700 per side-$363
In this area, its difficult to find deals in the 1% rent to purchase price ratio.
Let me know what everyone thinks. Am i missing anything? I will keep all cash after debt services till i build up a nice cushion, then start putting even more towards HELOC principle since it is a variable rate. Thanks!
Finding deals in Utah is difficult. Did you include vacancy, property management, repairs & maintenance in your analysis?
The BP calculator for rental property might help you in determining if this is a good deal.
@Craig J Chelette Look good to me. One thing I have found in the Utah Market is the cap rate is better in worse neighborhoods. I owned a condo downtown SLC that was a 1% deal that made great money. I finally sold it because it was a pain to manage due to the tenant and neighbor types.
With heavy smoke damage, I recommend budgeting to paint the units as well, using a shellac based primer underneath to seal in as much of the smoke as possible. Utilizing a Hydroxyl generator in addition to ozone will also help more than ozone alone.
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