Question about Multi-Famliy income property: Price 225k Annual income: 30k

[Alex R.]

I came across this listing on MLS and was wondering if this is a good deal to buy and rent out ?

Are banks going to finance this?

“””Great 5 unit property across the street from Medical Hospital. Includes 1 3 bedroom 2 bath unit, 2 studio units, and 2 1 bedroom 1 bath units. Perfect for investors! Drive By Only, do not disturb the tenants!””””

Statues: Active
Year Built 1932*
Income/Expense Info Actual
Total Number of Unit 5
Zoning C-1
Annual Gross Income $30720
Vacancy Factor 1.00%
Cap Rate % 0.13
Total Annual Expense $2224.08
Annual Net Income $28495.92
Parking Uncovered

Also expenses are only about 7% of gross income which is in huge conflict with 50% rule seen in this forum. (Numbers are actual and not proforma)
So my question is is this a great deal even though it doesn’t pass the 2% or 50% test ?

[Steven Hamilton II]

I love the ask for help and then argue that we're wrong.

Alex R.,

For most of my clients the 50% rule holds true. The older the building the more maintenance. Also, you have to worry about deferred maintenance by a landlord trying to sell a property.

Always count on the first year being a year of fixing everything. Then hope to make money.

-Steven