The best studies involve on-site inspection and photographic documentation rather than just plan reviews and assumptions.

I’ve crunched the numbers and analyzed almost every active duplex in these ZIPs, and expecting $200 profit per door ($400 total) after a 25 percent reserve and a 2.4 percent tax stress just isn't what the market is giving right now.With P&I alone sitting near $750 a month on a $150k purchase (at 7 percent interest), the math gets squeezed fast.

And if your using correct math, it's more then $100k because your doing an inflation adjustment. 

Your lenders will respect the clean balance sheet way more than they'll respect your multi-property portfolio with a hot LOC hanging over it.After you kill the LOC, what does your 12-month reserve math look like across both properties?

Assuming ~$1,300/month rent and targeting around $200/month in cash flow with 20% down financing, most investors would likely need to be somewhere around ~$105k–$115k all-in (purchase + any additional work) for the deal to pencil.That doesn’t mean the property isn’t worth more - it just means rental investors typically buy based on yield, not retail value.So the real decision for you becomes:• Sell to an investor at a discounted price for speed and simplicity, or• Relist / improve it and try to capture retail value from an owner-occupant.If you don’t want to manage repairs or showings, an investor sale can make sense - just expect the pricing to reflect return requirements.Attached is my calculator for this just to show you the math along with comps.

When you pull comps, make sure you're filtering for properties with at least 1+ acre or you'll be comparing apples to oranges.Running the quick math on a flip scenario at $235k entry:If ARV really is $360k and you're into it for $60-70k rehab (based on your "renovated kitchen/floors" note suggesting it's not a gut job), you're looking at $295-305k all-in.

Because I felt comfortable with the area, I bought, but will look for better math in the future.

And when buyers compare resale at 6.75% vs new construction at 3.99%, (with concessions), the math gets ugly.This is why many resale listings are sitting.It isn't condition; it isn't price; it IS financing leverage.Builders can manipulate the payment.Homeowners can’t.So while headlines say “home prices are holding”, the real story is that individual sellers are competing against corporate balance sheets.

The math can work.

───The price range that consistently wins:$100K–$150K* # Deals: 15 deals* Avg CoC: 7.5%* Avg Monthly CF: +$179/mo$150K–$200K* # Deals: 4 deals* Avg CoC: 2.5%* Avg Monthly CF: +$82/moThe $100K–$150K band is where the math works in this market.