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Updated about 10 years ago,
Sacramento market: 2% and 50% rules
Hi everyone! I'm new to real estate investing/BiggerPockets, and I'm excited to have found such a great resource and community. In reading the Beginner's Guide, the 2% and 50% rules have me pretty concerned about finding an investment property in my local real estate market (Sacramento area). As a new investor, I like the idea of purchasing a duplex to owner-occupy and ease into this new world of landlording, but it seems VERY difficult to find properties that meet these criteria.
I have been monitoring the local market by identifying properties that I would be interested in purchasing (based on area, size, price, etc.) and recording their sale price and monthly rental income.
2% rule
I'm finding that the range of monthly rental income/purchase price is around .61-.78%, which is much lower than the recommended 2%. Bummer.
50% rule
Even if I model a loan with 20% down (which I was hoping not to do to preserve cash), I'm finding the expected monthly mortgage payments range from 50% up to 64% of the expected monthly rent. If I believe that the expected expenses of the property will be about 50% of the monthly rent, then the properties I am considering would be cash flow neutral, at best. Even BIGGER bummer.
I'm interested to hear how many people adhere to the "rules" or whether you have developed your own criteria. I'm torn between wanting to get started already and not wanting to be a foolish first-time investor. Any input is much appreciated!