Analysis help, please.

[Pyrrha Rivers]

Please help me look at this deal. I am getting really close to my first purchase. Have been learning all I can here, but feel nervous about my interpretation of how to analyze a deal and I know many of you can do it with your eyes closed.

Here are the numbers:

Asking price: $36,900

Average rent in the area $650 - $900 I have gathered enough cash from different sources but plan to finance it through a HELOC which requires a payment of $232 per month. No immediate payments, but I want to calculate it all from the start.

50% Rule

$650 rent = $93 cash flow (Not great but close to $100).

$700 rent = $118 cash flow

$850 rent = $193 cash flow

$900 rent = $218 cash flow

2% rule works

$650 rent = $32,500 purchase price

$700 rent = $35,000 purchase price

$850 rent = $42,500 purchase price

$900 rent = $45,000 purchase price

I am using the $650 for my calculations, to look at it from the most conservative angle.

I am going to have an inspection to rule out any major problems and to get an estimate on repairs. That will help me determine my offer keeping the 2% rule in mind.

Am I on the right track? What am I missing? What would you do?

Thank you for taking the time to look this over and send me your feedback,

Pyrrha

[Aaron Montague]

@Pyrrha Rivers

Looks like you've lined up your money and done most of your homework.

Is your HELOC at 6.5%? I based that on your borrowing all $36,900 against the HELOC.

I would find out exactly how much the following expense are going to cost you each month:

Taxes

Sewer and Water

Trash

Heat/Utilities

HOA

Cap Ex and Ops

Insurance

Mgmt Fee - as a %

Vacancy- as a %. 8% represents 1 vacant month/unit/year

Once you have a good handle on those, post the numbers back up and I'll tell you what I'd pay for it at the various rent numbers you mentioned.