Looking for opinions - Would you consider this a good first deal?

Question

Hello BP

I'm a newbie looking to do my first deal.  I have someone looking to sell me an off market property and they are willing to carry the note.  They are moving and already have a new home purchased out of state.

This is a 2 family home located in Linden NJ

Sellar wants $380,000 for the property and because they owe $0 they are willing to carry the entire note at 4% on a 30 year amortization with just $10,000 down payment so amount financed will be $370,000

The owner has just renovated both units so the property is turnkey.

The rents in the area are approximately $2,000 for each unit

So here is the breakdown:

P&I - $1,766

Taxes - $896

Insurance - $150

Vacancy - 5% $200

CapEx - 5% $200

Repairs - 5% $200

Tenants pay all utilities

Property will be self managed

Total Expenses - $3,412

Total Income - $4,000

Monthly Cash Flow of $588

Because the upfront cash required is so low the BP calculator shows Cash on Cash ROI - 56% and continues to increase year by year.

This appears to be a no brainer but as a newbie I'm obviously doubting my analysis.  Your help and comments would be greatly appreciated.

Steven Knudsen · Answer

Seems pretty pricey for a first time investment purchase.

Does it really appraise for $380k or are you paying too much.  It might turn out fine, but here is something to consider.  Seems like a very small down payment for $380k, and 4% isn't even where the market is.  Why is the seller so willing to concede on both down payment and interest rate?

For me, it stresses the importance of carefully reviewing actual expenses, actual rental contracts, actual appraised value, and the conditions in the Note to ensure it meets your needs and expectations.

Walk around the property at different times of day.  Talk to neighbors about the subject property and the immediate neighborhood.  It's amazing what you can learn.

Is there a problem with the building itself? Inspection?

It is exciting to see your first deal coming together, but if the numbers don't work, walk away.

Christopher Phillips · Answer

@Mike Hoffman

Who pays sewer and water? I assume the owner would.

CapEx should probably be around 10%. Repairs around 7%-8% since you don't know how the tenants will treat the place.

You should assume property mgmt 10% for the calculation As your portfolio/responsibility grows you'll need to make sure the rent covers the cost. Also, that covers you for paying agent fees to place new tenants.

John Leavelle · Answer

Howdy @Mike Hoffman

The only thing I would add is to make sure you have the property inspected to determine the actual condition and usable life expectancy of major components and appliances.   Pretty lipstick doesn't guarantee "Turn-key" condition.  Inspection contingency is common in purchase contracts.

After all you don't want all of Account Closed 's one liners to come to fruition.  :)

Mike Hoffman · Answer

Account Closed

Thanks for the advice.  I was really looking at holding and renting this property not a lease option but it's definitely another option to consider.

Account Closed · Answer

@Mike Hoffmanfman Do not dive in the deep end when learning to swim.

Also, save your bullets until you see the whites of their eyes.

You said you are a Newbie - why tie yourself up with debt at the beginning of the race - like having a ball and chain strapped to your ankle. Very hard to jump hurdles that way.

Where is your out when the markets tumble? You will end up handing back the property to its owner - who is fortunate to have someone look after his mutt for awhile and then reclaim it.

Long term inflation of around 3% is the benchmark for long term capital appreciation. There is no massive immediate profit in the deal if you are planning to buy and hold, and you do not have a mountain of money to tie up. In fact BHP sub-optimizes profits - take a course in Economics and do the Math.

Short term with the Fed set on the path to lifting rates is like storm clouds coming over the south end of town. Do you expect any drops of rain? Hope you have your rain clothes handy

Did you learn to play ball? First time at bat did you take a mighty swing and knock the ball out of the park or strike out? Practice getting on base - then learn how to run the bases. After that Practice hitting the ball harder - and only swing at sure things.

Learn by Wholesaling - where mistakes do not send you out of the game.

Good luck

Account Closed · Answer

There is nothing in this deal to make it an attractive proposition until you have Buyer ready to pay you MONEY for the assignment of contract or a tenant buyer with good credentials.

You pays your money and takes your chances - especially at Donald Trump's Casinos!

Travis Dawson · Answer

maybe I'm just paranoid, but I don't see the benefit to the seller here which makes me think you are being screwed in some way you don't see.

Assuming the valuation is right, the seller is willing to give you the place for a low down pavement and an interest rate lower than a banks. That seems fishy to me. Do you know the seller? Are you related?

If not, I'd pay to have a good inspector to look for what you aren't seeing.

Michael Noto · Answer

@Mike Hoffman As others have mentioned make sure to verify who pays for water, trash, and sewer.

One thing to also think about is, you say the units have both been renovated recently. What about the HVAC and the roof? If these are on the back end of their life spans make sure to account for a higher percentage for CAP EX or take it into account when negotiating the purchase price.

Aaron Montague · Answer

@Mike Hoffman

Looks like a solid deal with that small down payment.

The insurance number strikes me as low.  Do you have quotes to back up that number?

Cap Ex is always a hard determination.  If the place is in good condition I think you'll be fine with $200/month. Here is how I look at Cap Ex.

Why did you pick 5% for vacancy?  8.1% represents 1 empty month each year.  Do you expect longer term tenants or rapid turnover?

What is your exit strategy?

Looking for opinions - Would you consider this a good first deal?

Most Popular Reply