402 Colette Ct, Belton TX 76513

402 Colette Ct, Belton, TX 76513

Singlefamily: 4 bedrooms , 2.5 bathrooms

Year built: 2007, Size: 2346 SF

Investment strategy: Rental Property

Purchase Price$ 279,900

Rent$ 2,000/mo

Monthly Cash Flow$ -52

Cash on Cash Return-1.12 %

Financial Analysis

Cash on Cash Return	-1.12 %
Internal Rate of Return (IRR)	13.34 %
Capitalization Rate	5.23 %
Gross Rent Multiplier (GRM)	11.66
Debt-coverage Ratio (DCR)	0.96
Operating Expense Ratio (OER)	37.16 %

Financial Breakdown

Purchase Price	$ 279,900
Purchase Costs	$ 0
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).	$ 279,900
Financing	$ 223,920
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 55,980
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.	$ 55,980
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.	$ 0

Operating Analysis

Rent	$ 2,000/mo
Gross Operating Income (GOI)	$ 23,280
Total Expenses	$ 8,652
Net Operating Income (NOI)	$ 14,628
Annual Debt Service	$ 15,257
Cash Flow Before Taxes (CFBT)	$ -629
Income Tax Liability	$ -1,439
Cash Flow After Taxes (CFAT)	$ 810

SELLER FINANCE ONLY ~ These deals do not come along often! Seller financing on this large 4 bedroom, Belton home located within minutes of University of Mary Hardin Baylor; would make a great student housing property! This 2346 sq. ft home has two living areas, two dining areas, large kitchen with island, extra large bedrooms and a Texas sized back yard. The huge back yard is fenced and very private with a large building that would make a great work shop, She Shed or He Shed.

Purchase Price	$ 279,900
Address	402 Colette Ct , Belton, 76513, TX
MLS^® #	5774453
Listing Agent	Lisa Jay
Listing Broker	All City Real Estate
Year Built	2007
Type	Singlefamily
Size	2346 SF
Bedrooms	4
Bathrooms	2.5

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.	$ 24,000
Total Gross Income	$ 24,000
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.	$ 720
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.	$ 23,280	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 tax	$ 6,024	25.88 %
Insurance	$ 2,628	11.29 %
Total Expenses	$ 8,652	37.16 %
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.	$ 14,628	62.84 %

Cash Flow (Year 1)

Net Operating Income	$ 14,628	62.84 %
Annual Debt Service	$ 15,257	65.54 %
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.	$ -629	-2.70 %
Income Tax Liability	$ -1,439	-6.18 %
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.	$ 810	3.48 %

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).	37.16 %
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.	102.70 %

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.	$ 59,634
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.	13.34 %
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	2.07
Annual Depreciation	$ 8,143

Holding period of 10 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.	-1.12 %
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.	13.88 %
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.	5.23 %
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.	8.57 %
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.	11.66

Financing
Down Payment		$ 55,980
Loan		$ 223,920
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		0.96

Loan Financing of: Purchase price ($ 279,900)
Type	Amortized
Loan Amount	$ 223,920
Down payment (20%)	$ 55,980
Amortization	30 years
Interest Rate	5.50 %
Monthly Payment	$ 1,271.39

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
Operational Analysis
Gross Scheduled Income	0	24,000	24,480	24,970	25,469	25,978	26,498	27,028	27,568	28,120	28,682
Vacancy Loss	0	720	734	749	764	779	795	811	827	844	860
Gross Operating Income	0	23,280	23,746	24,221	24,705	25,199	25,703	26,217	26,741	27,276	27,822
Expenses	0	8,652	8,825	9,002	9,182	9,365	9,553	9,744	9,938	10,137	10,340
Net Operating Income	0	14,628	14,921	15,219	15,523	15,834	16,151	16,474	16,803	17,139	17,482
Loan Payment	0	15,257	15,257	15,257	15,257	15,257	15,257	15,257	15,257	15,257	15,257
Payment Interest Part	0	12,240	12,070	11,890	11,701	11,500	11,288	11,064	10,828	10,578	10,314
Payment Principal Part	0	3,016	3,187	3,366	3,556	3,757	3,969	4,193	4,429	4,679	4,943
Cash Flow
Repairs/Construction	0	0	0	0	0	0	0	0	0	0	0
Cash Flow Before Taxes	-55,980	-629	-336	-38	267	577	894	1,217	1,546	1,882	2,225
Depreciation	0	8,143	8,143	8,143	8,143	8,143	8,143	8,143	8,143	8,143	8,143
Taxes	0	-1,439	-1,323	-1,204	-1,080	-952	-820	-683	-542	-395	-244
Cash Flow After Taxes	-55,980	810	987	1,166	1,347	1,529	1,714	1,900	2,088	2,278	2,469

Note: All amounts in the table above are in $

Resale Price Evaluation Methods

The property is sold after 10 years. Below is the resale price calculated using different methods.

Appreciation (3.00%)	$ 376,162
Cap Rate (5.23%) & NOI	$ 334,261
Gross Rent Multiplier	$ 334,435

Sale Proceeds

Projected Selling Price	$ 376,162
Costs of Sale (6.00%)	$ 22,570
1. Loan Balance Payoff	$ 184,826
Net Sale Proceeds Before Tax	$ 168,766

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	$ 168,766
Investor Cash Outlay	$ 55,980
Net Assets	$ 112,786
Average Yield
Annual Net Assets	$ 11,279
Average Cash Flow (After Taxes)	$ 1,382
Average Annual Gain (After Taxes)	$ 12,661
Average Annual Yield (After Taxes)	4.52 %

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: 402 Colette Ct, Belton RENTAL

Property Report :

402 Colette Ct, Belton, TX 76513

Executive Summary