1522 Telfair St, Macon GA 31201

1522 Telfair St, Macon, GA 31201

Singlefamily: 8 bedrooms , 3 bathrooms

Year built: 1880, Size: 3800 SF

Investment strategy: Rental Property

Purchase Price$ 68,500

Rent$ 900/mo

Monthly Cash Flow$ 846

Cash on Cash Return11.80 %

Financial Analysis

Cash on Cash Return	11.80 %
Internal Rate of Return (IRR)	12.71 %
Capitalization Rate	8.98 %
Gross Rent Multiplier (GRM)	10.46
Debt-coverage Ratio (DCR)	0.00
Operating Expense Ratio (OER)	0.00 %
After Repair Value	$ 113,000
Profit/Equity From Rehab	$ 27,000

Financial Breakdown

Purchase Price	$ 68,500
Purchase Costs	$ 2,500
Repair/Construction Costs	$ 15,000
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 86,000
Financing	$ 0
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 86,000
Cash at Closing Cash at Closing This number includes down payment and loan points. Cash at Closing This number includes down payment and loan points.	$ 0
Cash During Rehab Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction. Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction.	$ 86,000

Operating Analysis

Rent	$ 900/mo
Gross Operating Income (GOI)	$ 10,152
Total Expenses	$ 0
Net Operating Income (NOI)	$ 10,152
Annual Debt Service	$ 0
Cash Flow Before Taxes (CFBT)	$ 10,152
Income Tax Liability	$ 2,040
Cash Flow After Taxes (CFAT)	$ 8,112

Purchase Price	$ 68,500
Address	1522 Telfair St , Macon, 31201, GA
Year Built	1880
Type	Singlefamily
Size	3800 SF
Bedrooms	8
Bathrooms	3

1522 Telfair St Macon, GA 31201

$ 113,000

Property ARV
Singlefamily

Bldg type
3,800

SqFt
$ 30

per SqFt
8

Beds
3

Baths

#	Property address	Distance	Beds	Baths	SqFt	Date sold	Sale price	$/SqFt
1	1034 Columbus St	0.6mi	3	2.0	2,125	11/25/2019	$ 90,300	$ 42
2	941 Magnolia St	1.1mi	4	2.0	2,548	09/25/2019	$ 83,425	$ 33
3	941 Magnolia Street	1.1mi	4	2.0	2,548	09/25/2019	$ 83,425	$ 33
4	1509 Oglethorpe St	0.8mi	4	2.0	2,356	02/24/2020	$ 115,000	$ 49
5	2032 Vining Cir	1.1mi	4	4.0	1,911	03/17/2020	$ 55,000	$ 29
Average:							$ 85,430	$ 37

Annual Property Operating Data

Incomes		% of GOI
Gross Scheduled Income Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents. Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents.	$ 10,800
Total Gross Income	$ 10,800
Vacancy loss Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants. Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants.	$ 648
Gross Operating Income Gross Operating Income (GOI) An actual income which is expected to be collected in the property. Gross Operating Income (GOI) An actual income which is expected to be collected in the property.	$ 10,152	100.00 %
Expenses Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation). Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation).
Total Expenses	$ 0	0.00 %
Net Operating Income Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses. Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses.	$ 10,152	100.00 %

Cash Flow (Year 1)

Net Operating Income	$ 10,152	100.00 %
Annual Debt Service	$ 0	0.00 %
Cash Flow Before Taxes (CFBT) Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 10,152	100.00 %
Income Tax Liability	$ 2,040	20.09 %
Cash Flow After Taxes (CFAT) Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 8,112	79.91 %

Operating Ratios

Operating Expense Ratio Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI). Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI).	0.00 %
Break-Even Ratio Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less. Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less.	0.00 %

Financial Measures

Net Present Value Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog. Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog.	$ 88,267
Internal Rate of Return Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero. Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero.	12.71 %
Profitability Index Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0 Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0	2.03
Annual Depreciation	$ 1,993

Holding period of 15 years and discount rate of 5.00% were used for calculation of NPV and IRR. The rest of the financial measures are for the 1st year only and therefore don't provide such an exact information.

Investment Return Ratios

Cash on Cash Return Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money. Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money.	11.80 %
Return on Investment Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year. Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year.	14.19 %
Capitalization Rate Capitalization Rate Calculated as ratio of the net operating income and the value of the property. Capitalization Rate Calculated as ratio of the net operating income and the value of the property.	8.98 %
Gross Rental Yield Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment. Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment.	15.77 %
Gross Rent Multiplier Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income. Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income.	10.46

There is no financing selected in this deal.

This chart shows the process of accumulation of investor's equity. There is some equity created right at the beginning with the rehab/construction and later investor's equity is rising by paying off the principal of the loan and also by appreciation over the years. All the green parts is the cummulative equity belonging to the investor and the red part belongs to the lender.

Year	0	1	2	3	4	5	6	7	8	9	10	11	12	13	14	15
Operational Analysis
Gross Scheduled Income	0	10,800	11,016	11,236	11,461	11,690	11,924	12,163	12,406	12,654	12,907	13,165	13,428	13,697	13,971	14,250
Vacancy Loss	0	648	661	674	688	701	715	730	744	759	774	790	806	822	838	855
Gross Operating Income	0	10,152	10,355	10,562	10,773	10,989	11,209	11,433	11,661	11,895	12,133	12,375	12,623	12,875	13,133	13,395
Expenses	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Net Operating Income	0	10,152	10,355	10,562	10,773	10,989	11,209	11,433	11,661	11,895	12,133	12,375	12,623	12,875	13,133	13,395
Cash Flow
Repairs/Construction	15,000	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Cash Flow Before Taxes	-86,000	10,152	10,355	10,562	10,773	10,989	11,209	11,433	11,661	11,895	12,133	12,375	12,623	12,875	13,133	13,395
Depreciation	0	1,993	1,993	1,993	1,993	1,993	1,993	1,993	1,993	1,993	1,993	1,993	1,993	1,993	1,993	1,993
Taxes	0	2,040	2,091	2,142	2,195	2,249	2,304	2,360	2,417	2,475	2,535	2,596	2,657	2,721	2,785	2,851
Cash Flow After Taxes	-86,000	8,112	8,265	8,420	8,578	8,740	8,905	9,073	9,244	9,419	9,598	9,780	9,965	10,155	10,348	10,545

Note: All amounts in the table above are in $

Resale Price Evaluation Methods

The property is sold after 15 years. Below is the resale price calculated using different methods.

Appreciation (3.00%)	$ 176,050
Cap Rate (8.98%) & NOI	$ 149,169
Gross Rent Multiplier	$ 149,059

Sale Proceeds

Projected Selling Price	$ 176,050
Costs of Sale (6.00%)	$ 10,563
Net Sale Proceeds Before Tax	$ 165,487

In the resale analysis we do not include any calculation for taxes that might be owed on sale of the property. The tax laws for the resale are rather complex and subjected to frequent changes.

Net Assets and Yield

Net Assets
Sale Proceeds Before Tax	$ 165,487
Investor Cash Outlay	$ 86,000
Net Assets	$ 79,487
Average Yield
Annual Net Assets	$ 5,299
Average Cash Flow (After Taxes)	$ 8,573
Average Annual Gain (After Taxes)	$ 13,873
Average Annual Yield (After Taxes)	20.25 %

This charts shows Net Present Value (NPV) when property is sold in various years, i.e. when sold in 5th year, the NPV is calculated from 5 years of Cash Flow (including the selling price) and this NPV is displayed in year 5. Optimal holding period can be estimated, using this method - when NPV is the highest. Please note that appreciation growth can change these numbers greatly. It sometimes makes sense to sell the property even before the end of the mortgage term.

Property Report: 1522 Telfair St, Macon RENTAL

Property Report :

1522 Telfair St, Macon, GA 31201

Executive Summary