Running BRRRR Numbers In Montgomery

[David Mueller]

I have been running the numbers in Montgomery, AL preparing myself to get a possible BRRRR deal. From local experts do these numbers seem in the ballpark that I am punching into the Bigger Pockets calculator for neighborhoods such as Dalraida, Morning View, Forest Hills in the $100-150k ARV range?

Purchase closing costs- $600

Vacancy 9%

Repairs 5%   this is after the house has received rent-ready repairs

Cap-Ex 5%

Mgmt. 9%

Property Tax 5%

Local banks I have spoken to will give 70% ARV for cash out in the area for a rental.

Refi Loan Interest Rate 3.5%  with excellent credit.

Cash Flow After Refi  $200-350/monthly

What is considered good cash on cash return for these areas after the refinance?

Thanks for any feedback!