Lender · Santa Rosa, CA · Member since 2017 · 283 posts · 255 votes
6y
@Amaju E. What is the zip code? I think you should do a minimum of 10% for vacancy, CAPX and repairs. Also ow did you calculate your property taxes. They look OK but I'm curious. Is there one, zero or two driveways? Most landlords won't provide snow removal for a duplex. Two things I'd focus on here.
1. Is the property manager charging you 10%? If so, you will pay higher because they probably charge 50% or 100% for placing a tenant, possible upcharge on repairs, etc. It is tough to actually achieve 10% PM in Dayton if this is your only property.
2. CapX (and repairs) usually violate the % rules on low priced properties. You should do the following exercise. Add or eliminate categories and judge your costs. As an example, this would $196/mo ($2369/12) for CapX and you should increase by 2% per year.
Expected life is in years and there is only one roof but two HVAC as an example. The last column gives you your amount you should save annually for that item.
Rental Property Investor · NC · Member since 2018 · 776 posts · 776 votes
6y
Looks like you can still make this deal work but the CAPEX and repairs are low and you left out lawn care/snow removal. If it's in a rough area, I suggest budgeting for evictions, etc as well.
Looks like you can still make this deal work but the CAPEX and repairs are low and you left out lawn care/snow removal. If it's in a rough area, I suggest budgeting for evictions, etc as well.
Thank you, Frank. What would you say are reasonable CAPEX and repair costs?
Good one @ snow removal! I did not factor snow removal. How much is that generally?
I have a few more questions specific to the area. Are you familiar with the Dayton, OH area?
Lender · Santa Rosa, CA · Member since 2017 · 283 posts · 255 votes
6y
@Amaju E. What is the zip code? I think you should do a minimum of 10% for vacancy, CAPX and repairs. Also ow did you calculate your property taxes. They look OK but I'm curious. Is there one, zero or two driveways? Most landlords won't provide snow removal for a duplex. Two things I'd focus on here.
1. Is the property manager charging you 10%? If so, you will pay higher because they probably charge 50% or 100% for placing a tenant, possible upcharge on repairs, etc. It is tough to actually achieve 10% PM in Dayton if this is your only property.
2. CapX (and repairs) usually violate the % rules on low priced properties. You should do the following exercise. Add or eliminate categories and judge your costs. As an example, this would $196/mo ($2369/12) for CapX and you should increase by 2% per year.
Expected life is in years and there is only one roof but two HVAC as an example. The last column gives you your amount you should save annually for that item.
Lender · Dayton, OH · Member since 2008 · 1k+ posts · 705 votes
6y
@Amaju E. My gut says be careful with this one. First, change each of your Vacancy, Repairs, CapEx to 10% each. It'll be much closer to reality for the local area.
Vinyl siding or wood? Wood takes more maintenance.
Central Air? I see a window unit.
Bars on the windows and security doors. Likely a "D" area. Increase expenses.
At 650 rent, I'm assuming 2 bedrooms per side. If it's 3 beds per side, your rent it too low, or the neighborhood is really bad.
On side-by-side units, the tenants are typically responsible for lawn/snow, but not always.
Also, verify each unit has separate water meters. Not all of the old ones do.