28TH STREET: 4124 28th St, Cincinnati OH 45209

4124 28th St, Cincinnati, OH 45209

Singlefamily: 2 bedrooms , 2 bathrooms

Year built: 1917, Size: 796 SF

Investment strategy: Rental Property

Purchase Price$ 240,000

Rent$ 1,950/mo

Monthly Cash Flow$ 413

Cash on Cash Return8.18 %

Financial Analysis

Cash on Cash Return	8.18 %
Internal Rate of Return (IRR)	16.40 %
Capitalization Rate	7.17 %
Gross Rent Multiplier (GRM)	10.26
Debt-coverage Ratio (DCR)	1.40
Operating Expense Ratio (OER)	24.84 %

Financial Breakdown

Purchase Price	$ 240,000
Purchase Costs	$ 600
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).	$ 240,600
Financing	$ 180,000
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 60,600
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.	$ 60,000
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.	$ 600

Operating Analysis

Rent	$ 1,950/mo
Gross Operating Income (GOI)	$ 22,909
Total Expenses	$ 5,690
Net Operating Income (NOI)	$ 17,219
Annual Debt Service	$ 12,264
Cash Flow Before Taxes (CFBT)	$ 4,954
Income Tax Liability	$ 99
Cash Flow After Taxes (CFAT)	$ 4,855

Absolutely adorable home! Perfect Oakley location! Wonderful curb appeal. Nicely updated & extraordinarily well maintained. Perfect alternative to renting or great option as investment property. Bdrm #2 is in partially finished LL w egress via laundry room. Offers due 9:00pm Mon 3/14, leave open until 12:00 noon Tue 3/15. Seller reserves right to accept offer at any time.

Purchase Price	$ 240,000
Address	4124 28th St , Cincinnati, 45209, OH
MLS^® #	1731164
Listing Agent	Megan Stacey
Listing Broker	Coldwell Banker Realty
Year Built	1917
Type	Singlefamily
Size	796 SF
Bedrooms	2
Bathrooms	2

Property History

Date	Price	Change	Event
4/2/2001
10/6/1999
9/30/1999
7/3/1995

4124 28th St Cincinnati, OH 45209

Singlefamily

Bldg type
796

SqFt
2

Beds
2

Baths

#	Property address	Distance	Beds	Baths	SqFt	Bldg type	Date sold	Sale price	$/SqFt
1	3111 Celeron Ave	0.6mi	2	1	828	single_family	10/6/2021	$ 237,500	$ 287
2	3701 Maple Park Ave	0.6mi	2	1	920	single_family	10/8/2021	$ 252,325	$ 274
3	3410 Brotherton Rd	0.9mi	1	1	612	single_family	2/9/2022	$ 230,000	$ 376
4	3427 Oak View Pl	1.2mi	2	1	982	single_family	11/1/2021	$ 247,000	$ 252
Average:								$ 241,706	$ 297

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.	$ 23,400
Total Gross Income	$ 23,400
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.	$ 491
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.	$ 22,909	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	$ 4,466	19.49 %
Insurance	$ 684	2.99 %
TRASH	$ 540	2.36 %
Total Expenses	$ 5,690	24.84 %
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.	$ 17,219	75.16 %

Cash Flow (Year 1)

Net Operating Income	$ 17,219	75.16 %
Annual Debt Service	$ 12,264	53.53 %
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.	$ 4,954	21.63 %
Income Tax Liability	$ 99	0.43 %
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.	$ 4,855	21.19 %

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).	24.84 %
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.	78.37 %

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.	$ 79,161
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.	16.40 %
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	2.31
Annual Depreciation	$ 6,982

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.	8.18 %
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.	20.06 %
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.	7.17 %
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.	9.75 %
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.	10.26

Financing
Down Payment		$ 60,000
Loan		$ 180,000
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.		75.00 %
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).		75.00 %
Debt Coverage Ratio		1.40

Loan Financing of: Purchase price ($ 240,000)
Type	Amortized
Loan Amount	$ 180,000
Down payment (25%)	$ 60,000
Amortization	30 years
Interest Rate	5.50 %
Monthly Payment	$ 1,022.02

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	23,400	23,868	24,345	24,832	25,329	25,836	26,352	26,879	27,417	27,965
Vacancy Loss	0	491	501	511	521	532	543	553	564	576	587
Gross Operating Income	0	22,909	23,367	23,834	24,311	24,797	25,293	25,799	26,315	26,841	27,378
Expenses	0	5,690	5,804	5,920	6,038	6,159	6,282	6,408	6,536	6,667	6,800
Net Operating Income	0	17,219	17,563	17,914	18,273	18,638	19,011	19,391	19,779	20,174	20,578
Loan Payment	0	12,264	12,264	12,264	12,264	12,264	12,264	12,264	12,264	12,264	12,264
Payment Interest Part	0	9,839	9,703	9,558	9,406	9,244	9,074	8,894	8,704	8,503	8,291
Payment Principal Part	0	2,425	2,562	2,706	2,859	3,020	3,190	3,370	3,560	3,761	3,973
Cash Flow
Repairs/Construction	0	0	0	0	0	0	0	0	0	0	0
Cash Flow Before Taxes	-60,600	4,954	5,299	5,650	6,008	6,374	6,746	7,127	7,515	7,910	8,314
Depreciation	0	6,982	6,982	6,982	6,982	6,982	6,982	6,982	6,982	6,982	6,982
Taxes	0	99	220	344	471	603	739	879	1,023	1,172	1,326
Cash Flow After Taxes	-60,600	4,855	5,079	5,306	5,537	5,771	6,008	6,248	6,491	6,738	6,987

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%)	$ 322,540
Cap Rate (7.17%) & NOI	$ 286,999
Gross Rent Multiplier	$ 286,923

Sale Proceeds

Projected Selling Price	$ 322,540
Costs of Sale (6.00%)	$ 19,352
1. Loan Balance Payoff	$ 148,574
Net Sale Proceeds Before Tax	$ 154,614

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	$ 154,614
Investor Cash Outlay	$ 60,600
Net Assets	$ 94,014
Average Yield
Annual Net Assets	$ 9,401
Average Cash Flow (After Taxes)	$ 5,203
Average Annual Gain (After Taxes)	$ 14,605
Average Annual Yield (After Taxes)	6.09 %

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: 28TH STREET RENTAL

Property Report :

28TH STREET

4124 28th St, Cincinnati, OH 45209

Executive Summary

4124 28th St, Cincinnati, OH 45209

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

Property History

Comparative Sales Analysis

Singlefamily

Bldg type

796

SqFt

2

Beds

2

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

Sale Proceeds

Net Assets and Yield

Photos