317 E Hale Lake Rd, Warrensburg MO 64093

317 E Hale Lake Rd, Warrensburg, MO 64093

apartment:

Investment strategy: Rental Property

Purchase Price$ 80,000

Rent$ 3,600/mo

Monthly Cash Flow$ 1,230

Cash on Cash Return81.97 %

Financial Analysis

Cash on Cash Return	81.97 %
Internal Rate of Return (IRR)	68.36 %
Capitalization Rate	25.16 %
Gross Rent Multiplier (GRM)	1.85
Debt-coverage Ratio (DCR)	3.75
Operating Expense Ratio (OER)	53.42 %

Financial Breakdown

Purchase Price	$ 80,000
Purchase Costs	$ 2,000
Repair/Construction Costs	$ 0
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 82,000
Financing	$ 64,000
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 18,000
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.	$ 16,000
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.	$ 2,000

Operating Analysis

Rent	$ 3,600/mo
Gross Operating Income (GOI)	$ 43,200
Total Expenses	$ 23,076
Net Operating Income (NOI)	$ 20,124
Annual Debt Service	$ 5,370
Cash Flow Before Taxes (CFBT)	$ 14,754
Income Tax Liability	$ 3,254
Cash Flow After Taxes (CFAT)	$ 11,500

Nearby schools include Warrensburg Middle School, Warrensburg High School, Martin Warren Elementary School and Maple Grove Elementary.

Purchase Price	$ 80,000
Address	317 E Hale Lake Rd , Warrensburg, 64093, MO
Type	apartment

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.	$ 43,200
Total Gross Income	$ 43,200
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.	$ 0
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.	$ 43,200	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).
Property manager	$ 4,320	10.00 %
Utilities	$ 4,500	10.42 %
Insurance	$ 1,800	4.17 %
Repairs	$ 3,456	8.00 %
Property tax	$ 1,000	2.31 %
Lawn / Snow	$ 8,000	18.52 %
Total Expenses	$ 23,076	53.42 %
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.	$ 20,124	46.58 %

Cash Flow (Year 1)

Net Operating Income	$ 20,124	46.58 %
Annual Debt Service	$ 5,370	12.43 %
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.	$ 14,754	34.15 %
Income Tax Liability	$ 3,254	7.53 %
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.	$ 11,500	26.62 %

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).	53.42 %
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.	65.85 %

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.	$ 55,081
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.	68.36 %
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	4.06
Annual Depreciation	$ 2,327

Holding period of 5 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.	81.97 %
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.	95.30 %
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.	25.16 %
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.	54.00 %
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.	1.85

Financing
Down Payment		$ 16,000
Loan		$ 64,000
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).		80.00 %
Debt Coverage Ratio		3.75

Loan Financing of: Purchase price ($ 80,000)
Type	Amortized
Loan Amount	$ 64,000
Down payment (20%)	$ 16,000
Amortization	30 years
Interest Rate	7.50 %
Monthly Payment	$ 447.50

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
Operational Analysis
Gross Scheduled Income	0	43,200	44,064	44,945	45,844	46,761
Vacancy Loss	0	0	0	0	0	0
Gross Operating Income	0	43,200	44,064	44,945	45,844	46,761
Expenses	0	23,076	23,538	24,008	24,488	24,978
Net Operating Income	0	20,124	20,526	20,937	21,356	21,783
Loan Payment	0	5,370	5,370	5,370	5,370	5,370
Payment Interest Part	0	4,780	4,734	4,685	4,632	4,574
Payment Principal Part	0	590	636	685	738	796
Cash Flow
Repairs/Construction	0	0	0	0	0	0
Cash Flow Before Taxes	-18,000	14,754	15,157	15,567	15,986	16,413
Depreciation	0	2,327	2,327	2,327	2,327	2,327
Taxes	0	3,254	3,366	3,481	3,599	3,720
Cash Flow After Taxes	-18,000	11,500	11,790	12,086	12,387	12,693

Note: All amounts in the table above are in $

Resale Price Evaluation Methods

The property is sold after 5 years. Below is the resale price calculated using different methods.

Appreciation (3.00%)	$ 92,742
Cap Rate (25.16%) & NOI	$ 86,577
Gross Rent Multiplier	$ 86,508

Sale Proceeds

Projected Selling Price	$ 92,742
Costs of Sale (6.00%)	$ 5,565
1. Loan Balance Payoff	$ 60,555
Net Sale Proceeds Before Tax	$ 26,622

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	$ 26,622
Investor Cash Outlay	$ 18,000
Net Assets	$ 8,622
Average Yield
Annual Net Assets	$ 1,724
Average Cash Flow (After Taxes)	$ 9,552
Average Annual Gain (After Taxes)	$ 11,277
Average Annual Yield (After Taxes)	14.10 %

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: 317 E Hale Lake Rd, Warrensburg RENTAL

Property Report :

317 E Hale Lake Rd, Warrensburg, MO 64093

Executive Summary