Basic numbers for preliminary analysis of a BRRRR property

[Curt Bixel]

I am looking at properties online.  I am looking for long term rental properties in the Columbus, Ohio area that I can purchase at a discount, so I am willing to do substantial rehab.  My plan is to look at hundreds of properties and narrow that list down to a much smaller list that I can really dig into and research.

Given that goal, it would be quite helpful to have some general numbers that I can use for my calculations.  Currently I am using:

Vacancy = 10%

Repairs = 10% or 5% in case a full gut rehab was done.

Management = 10%

Capital expenditures = 10% or 5% in the case that a full gut rehab was done.  

Rehab is certainly more difficult.  Can't even expect to get a good number there until getting into the place and taking a look at it.  Even then, any estimate would still be very rough until an experienced GC actually came and took the time to give an estimate.  That being said, in order to narrow a list of hundreds of properties down to a reasonable number to visit, it would be good to have some starting numbers.  Can I get some feedback on the following?

Older Home (before 1940) (Think Clintonville)

• Full gut, rehabbed as a rental = $70 per square foot.
• Moderate (kitchen and bath) + light other, rehabbed as rental = $30 per square foot.
• Light rehab - $15 square foot.

Newer Home (after 1950) 

• Full gut, rehabbed as a rental = $60 per square foot.
• Moderate (kitchen and bath) + light other, rehabbed as rental = $20 per square foot.
• Light rehab - $10 square foot.

Water = $25 per bedroom per month

Taxes - check comps on auditor's website

Rent = Rentometer.com

Any feedback would be much appreciated.  Especially feedback specific to Columbus.  

[Remington Lyman]

Originally posted by @Curt Bixel:

I am looking at properties online.  I am looking for long term rental properties in the Columbus, Ohio area that I can purchase at a discount, so I am willing to do substantial rehab.  My plan is to look at hundreds of properties and narrow that list down to a much smaller list that I can really dig into and research.

Given that goal, it would be quite helpful to have some general numbers that I can use for my calculations.  Currently I am using:

Vacancy = 10%

Repairs = 10% or 5% in case a full gut rehab was done.

Management = 10%

Capital expenditures = 10% or 5% in the case that a full gut rehab was done.  

Rehab is certainly more difficult.  Can't even expect to get a good number there until getting into the place and taking a look at it.  Even then, any estimate would still be very rough until an experienced GC actually came and took the time to give an estimate.  That being said, in order to narrow a list of hundreds of properties down to a reasonable number to visit, it would be good to have some starting numbers.  Can I get some feedback on the following?

Older Home (before 1940) (Think Clintonville)

• Full gut, rehabbed as a rental = $70 per square foot.
• Moderate (kitchen and bath) + light other, rehabbed as rental = $30 per square foot.
• Light rehab - $15 square foot.

Newer Home (after 1950) 

• Full gut, rehabbed as a rental = $60 per square foot.
• Moderate (kitchen and bath) + light other, rehabbed as rental = $20 per square foot.
• Light rehab - $10 square foot.

Water = $25 per bedroom per month

Taxes - check comps on auditor's website

Rent = Rentometer.com

Any feedback would be much appreciated.  Especially feedback specific to Columbus.  

If you are getting 10% vacancy in Clintonville you should fire your property manager and hire @Mitch Deminski or @Peter Lohmann