What are your throughts on these numbers?

Question

https://www.biggerpockets.com/...

Currently needs nothing, everything is new.  Slate roof, vinyl siding.  Maintenance should be low on this for years. These numbers are with adding a meter for the water to charge back to tenants.  What do you all think?   Curious from a cashflow investors perspective.  Wasn't too sure about the rate, as that can vary.

Craig Dieterich · Answer

It doesn't meet the 1% rule as far as a cashflow property. It would need to rent for at least $2000/mo, and that's the bare minimum. If you don't care about cashflow and this is a property that you feel is in a growing area and sure to appreciate, or a property you see yourself living in down the road and just want to get some renters in there to pay the mortgage down, then cool. But from strictly a cashflow property, I don't see this working.

Tim Herman · Answer

@Mary J. just because everything is new doesn't mean there are no expense. Have you run a capex budget? Mine includes roof, floors, appliances, hot water heater, hvac, bath and kitchen remodel, etc. All of those items have a finite time. I use 10 years for floors unless carpet then only 5 years as lifetime. Assume 1000 sf of flooring brand new the day you buy it. My area it costs $6 sf to replace with a moderate lvp. $6000/10 year life span/12 months in a year=$50 per month for 1 item in a capex budget. You are only saving $36 per month. Guess where the rest of the money will come from, your pocket. I use 10% capex.

A 3% vacancy factor is the same as your tenant staying for 33 1/3 months. I use 8% or 1 turnover per year. If you ever have to evict it will take a couple of months unless there is a moratorium like now. If you go 6 months before you get paid your next tenant will have to stay 200 months to get back to 3% vacancy. 6/200=3/100.

You have no repair budget. I use 5% or $50 per month whatever is higher. I have 1 to 2 service calls per year. My average cost is $150. It still allows me to save money to pay to paint between tenants.

You should include property management even if you self manage now. You want to be a deal finder not a PM. It might be a little better than what the cash flow shows at 50% expenses.