Would also have to include lawn care (small yard) and snow removal (side walk).Asking: $179,900Projected closing cost (provided by lender): $8,000Down payment (20%): $35,980Monthlies:Mortgage (30 yr fixed rate at 4.75%): $751/moVacancy (5%): $132.50Maintenance (10%): $265Insurance (their number): $158.75Property Tax: $304.17Utilities (complete guess at this time, $2500/yr): $208.33Management (don’t plan to use): $265Cap Ex (10%): $265Contingency (5% added to all expenses)Total Monthly Expenses: $2467Rent Income: $2650Monthly Cash Flow: $183CoC ROI: 5%NOI: $2196Unknowns:Rent (numbers provided by listing agent, will need to verify 100%)UtilitiesInsurance (probably won’t change enormously, though)The reason the seller is sellingNotes: To me my estimates seem conservative (which I always aim for).

Sidewalks, driveways.

My understanding is that the sidewalk and curbs are owned by the city, therefore I would need to work with them first.

Sidewalks?

Many investors get upset about the bottom line getting reduced when they are forced to make fixes to things that do not increase the rental income such as fixing sidewalk blocks or repairing a garage but in the long run it will lead to a nicer housing stock which should keep the prices higher.

I live in GA but have friends there.The engineer said about 25% more of the land has been converted to roads,sidewalks,bridges,etc. so you have lost a lot of natural forests that could absorb the impact and runoffs better from large downfalls and left with concrete.Some Insurance companies have said that median sea levels are rising and that even some inland areas like in Florida with extensive canals and waterways are at risk of flooding. 

"Construction" = the master development, i.e. construction of the roads, curbs, gutters, water main, storm water drains, storm water retention basin, sidewalks, landscaping, neighborhood lighting.We aren't home builders.

But fundamentally I know these costs for land development always exist, in all markets at all times:LandUnderground utilities, wet and dryMass gradingRoads, sidewalks, curb and gutter, signageDrainage, i.e. the building of detention/retention basin, spillways, and/or underground drainage structures (usually under the street).Development impact fees related to land (does not include the fees that you'll pay to build each houseFees:Park feesTraffic feesDrainage basin/district feesWater basin/district feesANY AND ALL OTHER FEES THAT EXIST (see below, ask and ask and ask) WHATEVER THEY MAY BESoft costsDesign and engineering costsPlan check fees for your final plat map and engineering plansPlanning application fees if processing a zone change or general plan amendmentEnvironmental studies, investigate endangered animals and plansPhase I, II, and III environmental studies, i.e. toxic and environmentally impact soils conditionsThe most important thing to remember, is that this is and must be a flexible list, not fixed and objective.

And side note, just for fun, we had that happen with a "city tree" that's between the sidewalk and the street, which the city is supposed to keep trimmed away from the power lines, but when a branch came down and ripped our power line out, it quickly became "our tree" lol as well as the wires outside the box, because the box touched our house.

Whether it be new coding or zoning like side walks here in town or working with new short-term rental applications.