Would you buy this duplex

[Noah P Bonds]

Goal for me is usually 10% coc, but this one is more like 5%...appreciation we've been getting is very good though - around 15%/yr for the last several years. Property is in good shape. I'm on the fence this time with the covid, social unrest, election yr etc. Hoping for some feedback from investors on this deal analysis. Thank you - stay healthy & safe out there.

Here's the link

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

[Tim Herman]

@Noah P Bonds Interesting reading. Vacancy of 2% is your tenants staying 50 months before you turnover. I use 8% or 1 turnover per year. How about those tenants that aren't paying and the landlords are out 6 months rent. If you are out the 6 months the new tenants would need to stay there 300 months to average 2% vacancy. $25 per month per unit might cover 1 plugged toilet per year but no reserves, I use 5% for repairs. Even as a contractor your 2% capex won't cover the materials. Floors have a life span of 10 years. Between the 2 units if you have 2000 sf. My area it is around $3 sf for materials. $6000/10 year life span/12 months in a year=$50 per month for material cost alone. I guess you will pull out of your pocket roof, appliances, hot water heater, hvac, bath and kitchen remodel, etc. I use 10%. If the PM charges rent up fees then your true cost will be in the 10-12%.