Boulder Real Estate Resources

We have analyzed this deal to see how this particular single family home in Longmont would be as a rental property. Read the article Income, Depreciation, Equity Build Up, Appreciation and Leverage in Deal Analysis for an overview of how I do the deal analysis below.

Where is this property?

It is located in Longmont, CO. The property address is kept private to preserve the deals for our members. To work with our preferred investor friendly real estate agent/broker for this deal, contact us about Deal #2681 and they can give you the full details about this property and help you in purchasing it. This particular property was submitted to the Boulder Real Estate Resources Website featuring real estate investor articles and local deals.

How did we find this property?

We found this property from one of our real estate investor friendly agents/brokers or one of the real estate investor wholesalers we know in the Longmont area.

Learn to find motivated sellers using marketing in Drink From The Fire Hose of Motivated Sellers: Deal Finding. This CD is included as part of the 68 CD Ultimate Real Estate Investor Package that you get when you purchase any house we promote on the website through our recommended real estate agent or broker. To work with our preferred investor friendly real estate agent/broker for this deal, contact us about real estate Deal #2681 and they can give you the full details about this property and help you in purchasing it.

The Story

Before we get into our full analysis, here is some of the interesting story for this particular deal:

From the agent: This is great a short sale. Property is listed and Seller is behind in payments but has a good rent to own tenant in the property who has fixed it up and wants to buy it in a year. Unfortunately, the seller's first mortgage is $244k and he can't keep the property. I am the listing agent and can negotiate the short sale if I have an offer. There is no second mortgage. Let's see what the bank will take. I think $125k to $150k. The property cash flows nicely at that price and when the tenants exercise their option there will be a nice profit as well. No fix up since the tenant buyers do it all.

Property Details

• Bedrooms: 4
• Baths: 2.00
• Square Footage: 1,900 (see square footage estimates for info)
• All information is deemed reliable, but is pulled from tax records, real estate agent, zillow or the seller.

Income

• Gross Rent: $1,500/month (see Rent Estimates for more info)
• 5.00% Vacancy Adjustment: $75/month (see Vacancy Estimates for more info)
• Net Rent: $1,425/month
• NOTE: These numbers are for traditional rental income and NOT a rent-to-own. Rent-to-own analysis follows below.

Follow up:

Expenses

• Management: Self Managed (we have assumed you will manage the property yourself for this analysis)
• Maintenance: $57/month (see maintenance estimates for info)
• Utilities: $0/month (tenant pays)
• Taxes: $117/month based on $1,400 per year
• Insurance: $91/month (based on an estimate of $1,087 per year)
• Other Expenses: $0/month

Net Operating Income: $1,160.75/month

Repairs Needed

The seller (or agent) claims there are no repairs needed on the property. You should verify this when you actually inspect the property.

Most We Can Pay For This House Based On NOI

• Investor Interest Rate: about 6.630% (see Interest Rate Estimates)
• 30 Year Amortization Fixed Interest Rate
• Principal and Interest Payment = NOI = $1,160.75
• Max loan for 100% financing with that payment: $181,186 minus closing costs and any repairs

Estimating Value

• Seller claims the value of the property is $175,000.
• Zillow claims the value of the property is $178,000. See Zillow Estimates for more information on why this can be misleadingly high or low.
• Seller is asking $130,000.
• You should analyze the property to determine your offer, but we will use the full asking price for our analysis.

Purchasing The House

Based on getting our full price offer accepted, that would be our purchase price. We will use that in our calculations below.

Nothing Down

• 100% Financing
• 100% financing for investment property is very difficult in our current credit market. There are ways to purchase property with no money down, but you will want to discuss these more creative methods with your lender and the real estate professional we can refer you to when you request information about this deal.
• Hard Money Then Rate and Term Refinance
• We can sometimes buy a house with a hard money loan and then immediately do a rate and term refinance to eliminate the really ugly 20% second mortgage that we describe above on the 100% financing analysis.
• To do this, we need to buy the property well below 80% loan to value.
• It would be close, but it might work for this house. If we really can buy the house for $130,000 and it does appraise for more than $175,000, then we are at 74.29% of value. I prefer to be well under 75% when trying to do these and the lower the better.

10% Down

• If we purchase it for $130,000, then a 10% down payment would be $13,000.
• Likely, we would then be financing 80% (that's $104,000) on a first mortgage and then 10% (that's $13,000) with a second mortgage with a higher interest rate.
• Principal and interest payments on a $104,000 30 year fixed rate loan at 6.630% are: $666 per month
• Principal and interest payments on a $13,000 30 year fixed rate loan at 8.000% are: $95 per month
• That would leave us with a positive cash flow of $399/month when we subtract it from our Net Operating Income calculation which takes into account a reserve for maintenance and a 5.00% vacancy rate.
• Return on Investment Estimates
• IMPORTANT NOTE: These can change if any assumptions change.
• For putting up $13,000 as a down payment you'd see the following returns from the following benefits:
• Cash Flow
• $399/month times 12 months = $4,789 per year
• $4,789 per year/$13,000 invested = 37% return on investment from estimated Cash Flow
• Depreciation
• $130,000 purchase price with 10% estimated land value leaves $117,000 for the value of the structures that we can depreciate
• $117,000/27.5 years = $4,255 per year
• Assuming a tax rate of about 33%, then a third is the benefit from depreciation
• $1,418 per year/$13,000 invested = 10.91% return on investment from Depreciation
• Principal Paydown
• $104,000 loan pays down about $936 in the first year
• $13,000 loan pays down about $117 in the first year
• ($936 per year + $117)/$13,000 invested = 8.10% return on investment from Principal Paydown
• Appreciation
• Assuming a 5% appreciation rate. How did we come with that number? See Appreciation Rate Estimates for more info.
• Assuming the property is worth exactly what we paid for it $130,000. If the appraisal comes in lower then we will be forced to go back to the seller since it will affect our ability to get a loan on the property. If it is higher than our numbers will likely be much better.
• $6,500 per year/$13,000 invested = 50.00% return on investment from Appreciation
• Total from Cash Flow, Depreciation, Principal Paydown (first and second mortgages) and Appreciation
• ($4,789 + $1,418 + $936 + $117 + $6,500)/$13,000 = 105.85% return on investment

20% Down

• If we purchase it for $130,000, then a 20% down payment would be $26,000.
• We would then be financing the balance of $104,000
• Principal and interest payments on a $104,000 30 year fixed rate loan at 6.630% are: $666 per month
• That would leave us with a positive cash flow of $494 when we subtract it from our Net Operating Income calculation which takes into account a reserve for maintenance and a 5.00% vacancy rate.
• Return on Investment Estimates
• IMPORTANT NOTE: These can change if any assumptions change.
• For putting up $26,000 as a down payment you'd see the following returns from the following benefits:
• Cash Flow
• $494/month times 12 months = $5,934 per year
• $5,934 per year/$26,000 invested = 22.82% return on investment from estimated Cash Flow
• Depreciation
• $130,000 purchase price with 10% estimated land value leaves $117,000 for the value of the structures that we can depreciate
• $117,000/27.5 years = $4,255 per year
• Assuming a tax rate of about 33%, then a third is the benefit from depreciation
• $1,418 per year/$26,000 invested = 5.45% return on investment from Depreciation
• Principal Paydown
• $104,000 loan pays down about $936 in the first year
• $936 per year/$26,000 invested = 3.60% return on investment from Principal Paydown
• Appreciation
• Assuming a 5% appreciation rate. How did we come with that number? See Appreciation Rate Estimates for more info.
• Assuming the property is worth exactly what we paid for it $130,000. If the appraisal comes in lower then we will be forced to go back to the seller since it will affect our ability to get a loan on the property. If it is higher than our numbers would be much better.
• $6,500 per year/$26,000 invested = 25.00% return on investment from Appreciation
• Total from Cash Flow, Depreciation, Principal Paydown and Appreciation
• ($5,934 + $1,418 + $936 + $6,500)/$26,000 = 56.88% return on investment

Rent-To-Own Analysis

• If you purchase the property and instead of renting it, offer the property for sale on a rent-to-own basis, you can further improve your returns.
• Here's an overview of how you might structure this property:
• Purchase the property for $130,000 (what the seller is asking) at the investor interest rate of 6.630%
• Sell the property for full market price, $175,000 on a rent-to-own.
• Ask the seller to make payments that would resemble what they would pay on a mortgage for their purchase price with an interest rate that would be accurate for their credit situation and not the lower rent amount of $1,500.
• For example, if the interest rate for an investor with good credit is 6.630%, then their interest rate might be 7.620%.
• Your payments, if you could finance 100% of $130,000 (the seller's asking price) at 6.630%, would be: $832.83/month
• Their payments, if they could finance 100% of $175,000 (what it's worth) at 7.620%, would be: $1,238.04/month
• Since they will be buying the house, they would be expected to cover taxes, insurance and maintenance as well, so you have a positive cash flow of:
• (Their Payment To You) - (Your Loan Payment) = Cash Flow
• ($1,238.04) - ($832.83) = $405.20/month
• By structuring your exit strategy in this way, you can essentially eliminate negative cash flow and find a buyer for your properties that will be closing in the next year, two or three.
• You'd be collecting $405.20 per month in cash flow and $45,000 when you actually sell it by utilizing this strategy.
• Important Note: The Zillow.com value for this property, of $178,000, is higher than the seller's estimated value of $175,000 we are using. While Zillow's values can be off, it is something to note and would boost profits by $3,000.
• For more details on how I personally structure these when I do them, I can send you an audio download once you've gone out and seen this house. Contact me about Deal #2681 to get more information and to schedule a showing and I will put you in touch with a local real estate professional who can assist you with your investing purchase.

For more information on this particular deal, please contact us about real estate Deal #2681.

Until my next post...

James