4 Family "Flip" in Fitchburg Massachusetts

[Jonathan Bombaci]

Investment Info:

Small multi-family (2-4 units) fix & flip investment in Fitchburg.

Purchase price: $215,938
Cash invested: $43,188
Sale price: $320,000

We bought this 4 family as part of a package of 8 properties totaling 23 units based on a 8% CAP Rate. They were all 4 units or less so we told the bank that the highest and best use was as residential properties. They did they did 8 separate residential appraisals using comps and that created over $500,000 of instant equity. Purchased for $1,850,000 and together they appraised at $2,356,000. We then started carving off and selling some of the under performing properties with the intention of keeping the best performing multi-families. However, the seller approached us about a larger more profitable portfolio so we decided to sell all of these off and re-use the cash + profit to buy the larger portfolio, 35 units for $2,710,000. We closed on that larger portfolio on September and are not in the process of carving that one up and selling off some of the properties with the intention of keeping a few of the larger nicer ones for our own personal portfolio.

What made you interested in investing in this type of deal?

There was plenty of profit on the table and this was a product and location that we know very well

How did you find this deal and how did you negotiate it?

This was right on MLS and we offered to pay $50,000 more than asking since the numbers were really good and there was plenty of profit left in the deal.

How did you finance this deal?

Commercial financing with a local credit union at 80% LTV

How did you add value to the deal?

Took it from 1 commercial portfolio and chopped it up into 8 residential properties. We also cleaned them up a bit so they would pass FHA financing.

What was the outcome?

We invested $43,188 and got back $129,128 at closing. So that's a $86,002 profit, or a 200% return on our investment in just 4 months.

Lessons learned? Challenges?

Having a strong team is critical for doing something like this. Doing 8 flips simultaneously is a lot of work and cannot happen without a strong team.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

My team, Candor Realty Group took on most of the responsibilities. We worked with Douglas Mercurio out of North Reading as legal representation and Jeanne D'Arc Credit Union provided the financing.