GREAT 2-FAMILY WITH ATTIC: 23 N Warren Ave, Brockton MA 02301

23 N Warren Ave, Brockton, MA 02301

Multifamily: 7 bedrooms , 3 bathrooms

Year built: 1925, Size: 2378 SF

Investment strategy: Rental Property

Purchase Price$ 380,000

Rent$ 3,800/mo

Monthly Cash Flow$ 1,171

Cash on Cash Return16.93 %

Financial Analysis

Cash on Cash Return	16.93 %
Internal Rate of Return (IRR)	24.73 %
Capitalization Rate	8.64 %
Gross Rent Multiplier (GRM)	9.43
Debt-coverage Ratio (DCR)	1.61
Operating Expense Ratio (OER)	16.05 %
After Repair Value	$ 430,000
Profit/Equity From Rehab	$ 43,000

Financial Breakdown

Purchase Price	$ 380,000
Purchase Costs	$ 6,000
Repair/Construction Costs	$ 1,000
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 387,000
Financing	$ 304,000
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 83,000
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.	$ 76,000
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.	$ 7,000

Operating Analysis

Rent	$ 3,800/mo
Gross Operating Income (GOI)	$ 44,232
Total Expenses	$ 7,100
Net Operating Income (NOI)	$ 37,132
Annual Debt Service	$ 23,079
Cash Flow Before Taxes (CFBT)	$ 14,053
Income Tax Liability	$ 3,148
Cash Flow After Taxes (CFAT)	$ 10,905

Purchase Price	$ 380,000
Address	23 N Warren Ave , Brockton, 02301, MA
Year Built	1925
Type	Multifamily
Number of Units
Size	2378 SF
Bedrooms	7
Bathrooms	3

23 N Warren Ave Brockton, MA 02301

$ 430,000

Property ARV
Multifamily

Bldg type
2,378

SqFt
$ 181

per SqFt
7

Beds
3

Baths

#	Property address	Distance	Beds	Baths	SqFt	Date sold	Sale price	$/SqFt
1	295 Pleasant St	0.4mi	7	4.0	3,000	02/28/2018	$ 450,000	$ 150
2	173 Bartlett St	0.6mi	6	3.0	2,906	09/15/2017	$ 445,000	$ 153
3	110 Myrtle St	1.2mi	6	3.0	3,090	08/17/2017	$ 410,000	$ 133
Average:							$ 435,000	$ 145

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.	$ 45,600
Total Gross Income	$ 45,600
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.	$ 1,368
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.	$ 44,232	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).
Utilities	$ 1,800	4.07 %
Insurance	$ 800	1.81 %
Property tax	$ 4,500	10.17 %
Total Expenses	$ 7,100	16.05 %
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.	$ 37,132	83.95 %

Cash Flow (Year 1)

Net Operating Income	$ 37,132	83.95 %
Annual Debt Service	$ 23,079	52.18 %
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.	$ 14,053	31.77 %
Income Tax Liability	$ 3,148	7.12 %
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.	$ 10,905	24.65 %

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).	16.05 %
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.	68.23 %

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.	$ 99,430
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.	24.73 %
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	2.20
Annual Depreciation	$ 11,055

Holding period of 8 years and discount rate of 10.00% 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.	16.93 %
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.	30.67 %
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.	8.64 %
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.	12.00 %
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.	9.43

Financing		% of ARV
Down Payment	$ 76,000	17.67 %
Loan	$ 304,000	70.70 %
Loan to Value Ratio Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price. Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price.		80.00 %
Loan to Cost Ratio Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs). Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs).		79.79 %
Debt Coverage Ratio		1.61

Loan Financing of: Purchase price ($ 380,000)
Type	Amortized
Loan Amount	$ 304,000
Down payment (20%)	$ 76,000
Amortization	20 years
Interest Rate	4.50 %
Monthly Payment	$ 1,923.25

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
Operational Analysis
Gross Scheduled Income
Vacancy Loss
Gross Operating Income
Expenses
Net Operating Income
Loan Payment
Payment Interest Part
Payment Principal Part
Cash Flow
Repairs/Construction
Cash Flow Before Taxes
Depreciation	0
Taxes
Cash Flow After Taxes

Note: All amounts in the table above are in $

Resale Price Evaluation Methods

The property is sold after 8 years. Below is the resale price calculated using different methods.

Gross Rent Multiplier	$ 493,944
Appreciation (3.00%)	$ 544,711
Cap Rate (8.64%) & NOI	$ 493,669

Sale Proceeds

Projected Selling Price	$ 493,944
Costs of Sale (6.00%)	$ 29,637
Net Sale Proceeds Before Tax	$ 250,614

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	$ 250,614
Investor Cash Outlay	$ 83,000
Net Assets	$ 167,614
Average Yield
Annual Net Assets	$ 20,952
Average Cash Flow (After Taxes)	$ 0
Average Annual Gain (After Taxes)	$ 0
Average Annual Yield (After Taxes)	0.00 %

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: GREAT 2-FAMILY WITH ATTIC RENTAL

Property Report :

GREAT 2-FAMILY WITH ATTIC

23 N Warren Ave, Brockton, MA 02301

Executive Summary

23 N Warren Ave, Brockton, MA 02301

Financial Analysis

Financial Breakdown

Total Capital Needed

Total Capital Needed

Cash out of Pocket

Cash out of Pocket

Cash at Closing

Cash at Closing

Cash During Rehab

Cash During Rehab

Operating Analysis

Property Description

Comparative Sales Analysis

$ 430,000

Property ARV

Multifamily

Bldg type

2,378

SqFt

$ 181

per SqFt

7

Beds

3

Baths

Operating Analysis

Annual Property Operating Data

Gross Scheduled Income (GSI)

Gross Scheduled Income (GSI)

Vacancy and Credit Loss

Vacancy and Credit Loss

Gross Operating Income (GOI)

Gross Operating Income (GOI)

Operating Expenses

Operating Expenses

Net Operating Income (NOI)

Net Operating Income (NOI)

Cash Flow (Year 1)

Cash Flow

Cash Flow

Cash Flow

Cash Flow

Operating Ratios

Operating Expense Ratio

Operating Expense Ratio

Break-Even Ratio (BER)

Break-Even Ratio (BER)

Financial Analysis

Financial Measures

Net Present Value (NPV)

Net Present Value (NPV)

Internal Rate of Return (IRR)

Internal Rate of Return (IRR)

Profitability Index

Profitability Index

Investment Return Ratios

Cash on Cash Return

Cash on Cash Return

Return on Investment

Return on Investment

Capitalization Rate

Capitalization Rate

Gross Rental Yield

Gross Rental Yield

Gross Rent Multiplier (GRM)

Gross Rent Multiplier (GRM)

Financing Overview

Loan to Value Ratio

Loan to Value Ratio

Loan to Cost Ratio

Loan to Cost Ratio

Long-term Cash Flow Forecast

Resale Analysis

Resale Price Evaluation Methods