Updated almost 7 years ago on . Most recent reply
Advice on a First Deal please!
Hi Everyone! First post here. If you have a moment, I'd love some advice, and this is time sensitive. I've been looking for an owner-occupied duplex for a while, with the idea that I'd live there for a year or two, and then keep it as an investment property once I move out. I can be flexible with my living situation, as it is just me. The owner has not listed it on the MLS, but is hoping to this weekend, which will likely lead to a bidding war. The market I'm in is extremely inflated, and it's nearly impossible to find a duplex here for less than 325K. Anything below that price is usually in horrible shape. This place has been carefully and lovingly renovated and rehabbed throughout the past ten years by the current owner. Both units are lovely, with full amenities, nice yard, and should rent very easily. The upstairs is a 1-bd+ (where I'd live), and the bottom is a 2-bd. It's one of the few duplexes I've seen in my area that I actually would love to live in (and I've looked at quite a few). The attached report is an analysis of both units rented as an investment property, after I've moved out. I'm curious about people's thoughts on these numbers for my first property. If the numbers don't look attractive, I'd love your ideas of how the numbers could possibly work (i.e., how to make it a better investment), as this price for a rehabbed duplex is quite rare in my market. Thank you all so much! Here's the report: Duplex Report
Most Popular Reply
It's ultimately your decision since it is going to double as your home, but some things to keep in mind are:
- Vacancy rate should be higher (bare minimum 5% since turnover is expensive for smaller properties)
- Have you gotten a lender quote? The closing costs seem low for that purchase price, especially with a loan product that is going to require a PMI. PMI can also be around 0.5% to 1% of loan amount. ($125 - $250 on $300,000, for example)
- Property management % should be higher, you should call around to find out what it will be for your market. It's probably 8-10%
- If you want to go with 5% capex and 5% maintenance then that's fine (imo) but you need to be clearing at least $200/unit in cash flow AND it depends on the type of renovations it has had lately. '79 isn't that old.
When you consider all of those things, it will decrease your cash flow significantly. We like to go for a minimum of $200/unit with all of those considerations in order for it to qualify as a deal.
Is the rental income below market or have any room to move up?