Picture of the front of property
Sale Price $30,000
Property description
This property is a major fixer upper. It needs everything! Well just about everything. A/C work, Doors, Electrical, Flooring, Landscaping, painting Plumbing roof patching, trash removal, tree trimming, Windows. I am talking A-Z on the list of repairs. Lots of the jobs appear to be small jobs that someone who has moderate rehab skills could tackle. But make no mistake about it this is not for the faint at heart! This is a rehab!!
The value is in the lot. The property has the lowest list price in the neighborhood. Take a look at some of the other properties on the market. This property could easily be cleaned up and turned into a small rent house or replaced with a home in better condition. It is on a culdesac so there is no thru traffic and sits at the top of the hill with good views of the surrounding area. There are beautiful houses going in just off 1431 and the growth is moving toward this property. The area has been growing tremendously over the past few years. Please click the following link for a demographics study.
If the property was closer to my other investments I would consider turning it into a small rent house and renting it out for $500 per month to $650 per month and holding it for a couple of years while the growth continues then selling it for $75K or so.
Property History
The property was purchased as a foreclosure by the current owner and has been sold and repo’d several times and has never received the property attention that it needed to make it a wonderful home. Now the owners have bigger and better projects to work on and want to find the right person who can love this property back to health and productivity.
In the past it has gotten people who have occupied it but never loved it the way it needs and consequently the lack of love has shown!
If you are the right person and want to make a cash offer the owners are willing to consider taking a discount on the property in order for you to be able to make it work. Just submit your cash offer and it can be considered! We are investors and will not be offended by a low offer.
If you need owner financing we are looking for someone who can put down at least about 10% and who can afford payments of at least $250 per month with a 10% interest loan. That sounds easy enough but doing the 10% down and 250 a month is the easy part it is the fixing of the property that will require hard work and money to get it done.
Repair Analysis
Our back of the envelope analysis included:
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A/C work |
1000 |
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Doors |
500 |
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Electrical |
1000 |
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Flooring |
1000 |
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Landscaping |
1000 |
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Painting |
500 |
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Plumbing |
1000 |
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roof patching |
500 |
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trash removal |
1000 |
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tree trimming |
500 |
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Windows |
500 |
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Misc |
4000 |
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Total |
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$12,500 |
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These figures are only estimates and you should hire a professional to fully investigate.
Many of the figures are very rough and include paying professionals to do some if not all of the work. It may be possible to get the numbers lower but you would need to investigate that possibility on your own.
Rental Analysis
If the property were purchased and repaired and turned into a rental my analysis indicates that the property would generate a 21% average annual cash on cash return and a 30% total return if held for 5 years and sold for $75K. The rental rate that was used was on $650 per month. For a three bedroom two bath house that is cheap, but the property is far out and that has to be taken into consideration when factoring the rental amount. If the sales price could be achieved before the 5 year term the return would rocket skyward!
To see the analysis please click for link for the property analysis.
Flip Analysis
If the property was flipped quickly without doing any repairs just remarketing the property the price could probably be bumped up by $15K for a total of $45K. If the new seller owner financed the property for $1K and payments of $350 per month and a 15% interest rate then the return on investment would be $1,200/$1,000 = 120% per year!
But for analysis purposes lets assume that the initial investment is $3K and then the underlying payment on the first note is $250. The cash flow generated would be $100 per month or $1,200 per year. The return on investment would equal $1,200/$3,000 = 40% return per year!
If the property was given a cleaning and trash removal then the flip price could easily be pushed upward as the property would appeal to a wider range of potential buyers.
Owner Financing
If you would like to purchase the property with owner financing I have attached the following documents for you to fill out to submit your information to us as part of the contract.
I have also attached some examples of the note and deed of trust and other documents that will be a part of the financing package. If you have any questions about them please don't hesitate to ask, but note that in no way, form, or fashion should any information be construed as legal advise. If you need legal advise please consult your attorney.
Please click the link for a copy of the sellers disclosure notice
Please click the link for a copy of the Survey
If you have any questions about the property please email me at Ron@theseaygroup.com.
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