8% Cap Rate to 23% Cap Rate in 30 Days - Miami, Florida

[Carlos Rovira]

Just thought I'd share a big win to inspire other investors:

I recently purchased a 3 unit triplex in Hialeah, Florida for $270,000. It was below market value for that area and I bought it under rented at $2,600/mo. The landlord had owned it since the 50s and hadn't raised rents in years, giving me some leverage to negotiate a lower price. 

I bought it with a 75% LTV commercial mortgage at 4.6% with a 25 Yr Amortization. Total money down was about $67,500 (closing costs were close to nothing since I have a hookup at a Title Company).

One month after closing, I raised rents on all units. 2 out of the 3 tenants moved out and I had new tenants within 24 hours. When all is said and done, the rents were $3,550/mo.

Here is the breakdown of our return:

Rent: $3,550/mo

Taxes: $458/mo

Insurance: $475/mo

Mortgage Payment: $1,139.98/mo

Monthly Cash Flow is: $1,427.02

Cash On Cash Return = ($1,427.02 * 12) / $67,500 = 25% as opposed to 8% with the previous rents in place

I wish I could find 2 or 3 of these deals per year!

[Carlos Rovira]

@Jim StoffeyTenants were all month-to-month so no leases in place. They all left civilly. Hialeah is a great market with very decent people, so we had no issues with regard to the tenants and condition of the property.