First Apartment Deal - please help me analyze

[Chris LeMay]

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[Matt Lefebvre]

Unless you have a killer deal with some lender (if so... introduce us!), the financing numbers you have assumed are far too generous. More likely you have a 75% LTV with 25YR amortization at 5.25% interest rate over a 5YR term. Or possibly an 80% LTV with 20YR amortization at 5.25% interest rate over a 5YR term. Monthly P&I based on asking price is more likely to be ~$4,500/mo rather than ~$3,500/mo.

Also no expenses included for lawncare, snow removal, property management or water/sewer bill.  Vacancy should be factored in at least 5% in a very high demand rental market and 10% in a balanced market.  

This isn't a deal that makes money at face value... and even based off of your numbers that's a pretty low cap rate.