First deal analysis for Kansas City turnkey

[Aamir Shah]

Hello, 

Real estate investor noobie here. I have been eying this property and wanted to run the numbers by you to see if this is a good deal.

Things to note:

Address: XXX NE Weather Vane St, Lees Summit, MO 64063

Class A property 

Turnkey

3 beds 2 bath 1,090 sqft

I tried to be conservative on the numbers, but this is a turnkey. What throws me off here is the cash on cash is relatively low at 6.85%. Does this make it a bad deal? Seems right on track with stock market margins. Cash flow of $192 seems pretty good and theres some chance for appreciation in this area. 

Purchase	$135,000.00
Rent	$1,400.00
Mortgage	$579.77	Interest Rate	5.00%
Taxes	$182.92	Downpayment	$27,000.00
Insurance	$66.67	Closing costs	$6,750.00
Vancy (7%)	$98.00	Total Downpay	$33,750.00
Repairs/capex (10%)	$140.00
Prop Mg (10%)	$140.00
Total expenses	$627.58
Income w/o Mortgage	$772.42
Income w/ Mortgage	$192.65
Cap Rate	6.87%
COC	6.85%
50% rule	$120.23

Any advice is appreciated (no pun intended) :)

[Sunitha Rao]

Hello!

Fellow newbie here so feel free to take my thoughts with a grain of salt :)

I️ second the sentiment of confirming rents in that area - I️ visited with a few turnkeys in KC about a month ago to get a feel for the area and felt that some of the rent estimates were more optimistic than warranted. The second thing is - I️ don’t know how much your pm is charging but I’m running my pm numbers at 12/13% to take into account potential tenant placement fees, as well as any extra fees for periodic walkthroughs or any other extra, unforeseen costs, which can really take a bite out of your cash flow for the year, depending upon how much the PM charges.