Lease Option Agreement: Is This A Good Deal?

Question

I have just structured a lease option deal with a distressed seller on a property.

The seller has had trouble selling over the course of 6+ months due to the home needing renovations.

The property is currently livable and is located in a golf community.

The property is valued at 430k.

Sales price 355k

Option- 12k Down

Payment- 2300

5 year lease

Taxes 5k.

Rental rate in the area 2400-2700.

Would you do this deal?

Account Closed · Answer

@BJ Henderson Good for you for taking the step. The questions are:

1) What makes it "Distressed"?

2) How much is the HOA?

3) Is it distressed because it is behind in payments? If so, how much?

4) Did you get a Title Report?

5) What is your exit strategy?

6) How long is the Option? You don't mention that part.

7) Are the Lease and the Option separate documents like they are supposed to be?

8) Will you be able to find the seller when you need their signature when you exercise the Option?

9) Do you Golf? (Just curious ;-)

10) Does it come with Golfing Rights? How much?

11) Is there an undisclosed Transfer fee for the community that you will only learn about when you go to closing?

12) Is it within driving distance or across the country?

BJ Henderson · Answer

Account Closed

I appreciate it. I've got one under my belt already, but this one is on a much larger scale. Just want to make sure I have my ducks in a row.

1) The property is not distressed, but the homeowner is. He lives in California. The property is in North Carolina. He's been living here and will be here until he can sell or work something out with the property.

2) I didn't care to think about finding that out. Never crossed my mind. Very pertinent information.

3) Payments are current. I may have used the wrong terminology by using the word distressed. Homeowner just can't sell because the home isn't in tip top shape. It's mainly outdated. Getting a contractor in there next week to assess repairs.

4) I have not done a title report yet, but will definitely do that when paperwork is officially signed.

5) Exit strategy is to find a tenant/buyer or possibly assign the contract.

6) The option is 5 years.

7) Lease and Option are separate agreements. Lease is for 1 yr at a time.

8) Yes, seller will be in the state until everything is finalized.

9) I have golfed (I suck lol), but I don't golf.

10) Didn't ask about golfing rights. Once again, did not know.

11) I will also have to find that out.

12) It's in the city.

I will have to check on #'s 2, 10, and 11. To my knowledge the 2300/month should take care of everything. If 2, 10, 11 have any bearing on added expenses it might put this one over the top.

Thanks.

BJ Henderson · Answer

@Christopher Brainard Thanks. I was on the fence with this one, but it's much clear now.

Christopher Brainard · Answer

@BJ Henderson

This doesn't seem like much of a deal to me - unless you're including all costs in your payment. Those costs being taxes, insurance, capex, repairs, property management, utilities, HOA, etc. Typically speaking, all those will end up eating about 50% of your rent. On my homes, I want to target homes you can buy and get 1% of the purchase price in monthly rent, so I can get some cash flow.

Also, as Anthony mentioned, the cost of repairs and upgrades is very important. As you noted, the seller couldn't sell the house - which isn't a good statement, as any house will sell at the right price. You need to make sure that you can exit at the right price and put some cash in your pocket at the end of this.

On another note, I don't really like homes at this price point, most people who can afford to live in a 450k home have substantial income and most people with substantial income are responsible. Right now, the lending environment is very easy and pretty much any reasonably qualified person could get a loan, so you're limiting yourself to people with very specific circumstances to be your end buyer/lessee.

Just a few thoughts,

-Christopher

Anthony Dooley · Answer

If the ARV is $430K, then it depends on how much it will cost to rehab. If rehab is $75K, then it is not a good deal. Use the 70% rule as a guide once you get an idea of rehab costs.

Lease Option Agreement: Is This A Good Deal?

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