Gas prices have a big impact too so if the renters in your place don't own a car they have lots of money to pay high rent.

The cost to bring both gas and electric to the property ended up costing about $12,000 more than anticipated.

The key building systems are the plumbing system, electrical system, HVAC system, elevator system, escalator system, fire protection and alarm system, gas distribution system, and the security system. 

In some areas the tenant can pay for water directly just as they do for gas or electricity, in other areas the owner has to pay. 

GeoffCosts Due at Closing Points: 3% of loan (one time) [only financed at 70% of ARV]Origination Fees: $1,020 ($400 document processing + general administrative costs, $575 legal fees - preparation and review of all documents, $30 application fee (charged at closing), $15 flood certification)Appraisal Fee: $400 - $475 (paid directly to state licensed appraiser)Insurance: ARV x .45% -- (paid for 6 months in advance before you close; can choose any insurance company as long as it meets minimum requirements HML has + lists HML as mortgagee on policy)Buying Closing Costs: 1% of purchase price (title insurance + escrow fees)Outside Costs (Holding) 4 Month Flip (120 days): 2 months of construction, 1 month on market, 1 month in escrow/title; plan for 6 months Monthly payments: 1% of loan Utilities: $230/month (varies; $125 electricity, $60 water, $45 gas)Property Tax: $3,000/12 months x number of monthsRealtor fees: 4% of ARV (multiple realtors that will list for 1%)Selling Closing Costs: 1.5% of ARV---------------------------------------------------------------------------------------------Example of House:Buy at $120kRehab at $50kARV at $230kCosts Due at Closing Points: 3% of loan; financed at 70% of ARV ($230,000 x 70% = $161,000 loan) $161,000 x 3% = $4,830Origination Fees: $1,020Appraisal Fee: $475Insurance: ARV x .45% $230,000 x .45% = $1,030Buying Closing Costs: 1% of purchase price $120,000 x 1% = $1,200TOTAL CLOSING COSTS: $8,555------------Outside Costs (Holding) Monthly payments: 1% of loan $161,000 x 1% = $1,610 x 6 months = $9,660Utilities: $230 per month $230 x 6 months = $1,380Property Tax: $3,000/12 months x number of months $3,000/12 = $250 x 6 months = $1,500Realtor fees: 4% of ARV $230,000 x 4% = $9,200 Selling Closing Costs: 1.5% of ARV $230,000 x 1.5% = $3,450TOTAL HOLDING COSTS: $25,190-------------Out of Pocket Portion for Rehab: $9,000TOTAL OUT OF POCKET COSTS: $30,095TOTAL OUT COST INCLUDING REALTOR FEES AND SELLING CLOSING COST: $42,745Calculations-------------------------------------------------------------Buy at $120,000 + $33,745 (costs) + $50,000 (rehab) = $203,745Sell at $230,000 - $203,745 (costs + rehab) = $26,255 (PROFIT)Cash on Cash $26,255 (Profit) / 30,095 (Total Cash Invested) = 87 %Return on Investment $26,255 (Profit) / $203,745 (Total Spent including all cost) = 12.8%

In 32221 We have GE OIL and Gas, Saft International , a Solar Company, Wayfair is building, Bridgestone tires, A college, FSCJ Cecil Campus, The Equesteian Center is also a concert entertainment venue, Cecil Commerce, all fairly recent and more is coming to 32221, Amazon is in 32210 just over the border of 32221 and the 32210 housing is older and saturated all the new construction is coming to 32221.We will rezone to commercial or sell to a company that will do it , 528 ft frontage on SR 228 & 330 ft on Nathan Hale rd.

A property I am interested in buying currently has the landlord pay for water, gas, and sewage, while the tenets pay for electricity. 

This I do not know, I know that electric comes into the building separately, gas comes in as 4 services, water is 1.

One tank wasn't connected to any gas line for some reason, and the other tank appears to have been stolen because it has a sticker on it that says "Approved by the city of Lansing" and we are not in Lansing... 

Separately zone for gas and electric.Current tax is $11,665 but I estimated for $13,200 in my calc above.