Help me pick apart this Tampa listing?

[Max McCann]

I'm new to REI and trying to learn how to analyze deals. There's a listing in Tampa that claims to offer a 15% cap rate:

http://tampa.craigslist.org/hil/reo/5372835592.htm...

I suspect it's not a great deal simply for the fact that it's on Craigslist, but I don't know enough yet to pick it apart completely. 

In case something the link gets taken down, here are the numbers:

• This is a remodeled turnkey rental in the up and coming Tampa Heights area. 
• Tenant occupied ( lease is through 6/30/2016, rent is $1,000/month )
• Single family house, 3 Bedrooms /1 Bath, 1509 SqFt. 
• Lot size: 50 X 115 
• Purchase price: $66,500. 
• Annual rent: $12,000. 
• Annual expenses (taxes, insurance, maintenance, misc) : $1859. 
• Net income: $10,141. 
• Cap rate: 15%

I've heard that a good rule of thumb is for monthly rent to equal 2% of purchase price, but this one is closer to 1.5%, so this does not satisfy that rule. I've also heard that it is good to estimate expenses at at 50% of income, and the listing here is coming in low on that number. So what's the verdict? Good, bad, or meh?

Thanks BP members!

[Robert G.]

Originally posted by @Max McCann:

So what's the verdict? Good, bad, or meh?

Thanks BP members!

 The listing, as presented, is Total BS.  But that is to be expected.

Asking price is 66.5k, claimed rental income is $1k a month.

On its face, a fixed up SFR in that price range, if it can rent for $1k a month, should be a decent investment. So, it at least passes a threshold that means it warrants further investigation.

First, I'd research the area.  Is 1k a month there reasonable?  What is the true market rate for this property?

Then I'd dig into the expenses.  As others have mentioned, $500 a month is a good estimate, plus the cost of taxes and insurance.

Then I'd look at the property.  Is it really rent-ready?  Or does it need some finishing?  Also, it is currently leased (for a few months).  You can anticipate some turn-over costs when that tenant moves out.

My guess is that at a purchase price of 65k, with a rental rate of 1k, this property would be a decent investment ($200 or so monthly cash flow) IF in a decent B-type area.  If in a rougher area, with the expected increase in repairs and vacancies, I'd expect this to be about break-even.  Not a bargain either way, at that price.