Owner occupied quad

[Jake Allen]

Preface: No deals under my belt, but finally talked the wife into living in a MFH.  Woo!

I have yet to contact the owner about this property, will be doing so shortly.  It concerns me that it's been on the market for over 6 months now and chopped 50k off the original asking price.  Hopefully I can get a good idea of the condition of this property.  

The deal:

FHA loan

Quadplex 5 bed, 4 bath, walking distance to small town’s main street outside of Charlotte, NC

Built 1900, .19 acre, crawlspace, vinyl siding, central heat and window units for A/C

2014: New roof and installed water heaters for each unit 

List: $250,000 (Posted end of 2015 for $300k) 

Currently fully occupied with $2,200 gross rent (Not sure if tenants are month-to-month or long term yet)

Tenants pay all utilities

PITI almost $-1,500

35% maintenance/CapEx $-770

8% vacancy $-175

Home was foreclosed then sold back in 2012 for 50k.  Whoever bought this quad saw an opportunity, threw some money at it and shot the equity through the roof.  Any way I work the numbers at $250k, it just doesn't net positive, especially if we only rent out three units.  How would you work a property "deal" like this, put in a low bid, say $200k?  Or is something not adding up?  Or should I just keep looking?  Thanks in advance guys/gals!  

[Jamal Wilson]

If cash flow is your goal you cannot buy at this asking price. The rents should at least meet 2% of the purchase price. If cash flow is not your goal, you should consider a 203k loan and add the repairs and deferred maintenance into your deal. That way you can wait on the cash flow as you pay down the loan. Always look for something that cash flows after all expenses, cap ex, and maintenance reserves have been paid. Just to be safe.