WARNER : 447 Warner St, Cincinnati OH 45219

447 Warner St, Cincinnati, OH 45219

Multifamily:

Year built: 1890, Size: 2958 SF

Investment strategy: Rental Property

Purchase Price$ 330,000

Rent$ 2,340/mo

Monthly Cash Flow$ 353

Cash on Cash Return8.36 %

Financial Analysis

Cash on Cash Return	8.36 %
Internal Rate of Return (IRR)	20.75 %
Capitalization Rate	6.01 %
Gross Rent Multiplier (GRM)	11.75
Debt-coverage Ratio (DCR)	1.27
Operating Expense Ratio (OER)	27.14 %

Financial Breakdown

Purchase Price	$ 330,000
Purchase Costs	$ 1,200
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).	$ 331,200
Financing	$ 280,500
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 50,700
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.	$ 49,500
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.	$ 1,200

Operating Analysis

Rent	$ 2,340/mo
Gross Operating Income (GOI)	$ 27,238
Total Expenses	$ 7,392
Net Operating Income (NOI)	$ 19,846
Annual Debt Service	$ 15,608
Cash Flow Before Taxes (CFBT)	$ 4,238
Income Tax Liability	$ -53
Cash Flow After Taxes (CFAT)	$ 4,291

Very well-maintained Triplex in Clifton Heights! 3, 1 bedroom units. All utilities are separate and paid for by the tenants. Laundry hookups. Vinyl replacement windows. Great location to own a rental property with good income and appreciation.

Purchase Price	$ 330,000
Address	447 Warner St , Cincinnati, 45219, OH
MLS^® #	1720513
Listing Agent	Jason Kunkel
Listing Broker	Kopf Hunter Haas
Year Built	1890
Type	Multifamily
Number of Units
Size	2958 SF

Property History

Date	Price	Change	Event
8/30/2017
9/17/2012
5/6/1993
1/4/1989
10/2/1985

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.	$ 28,080
Total Gross Income	$ 28,080
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.	$ 842
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.	$ 27,238	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 GAS/ELECT WATER	$ 1,776	6.52 %
Property tax	$ 4,620	16.96 %
Insurance	$ 996	3.66 %
Total Expenses	$ 7,392	27.14 %
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.	$ 19,846	72.86 %

Cash Flow (Year 1)

Net Operating Income	$ 19,846	72.86 %
Annual Debt Service	$ 15,608	57.30 %
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.	$ 4,238	15.56 %
Income Tax Liability	$ -53	-0.20 %
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.	$ 4,291	15.75 %

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).	27.14 %
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.	84.44 %

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.	$ 112,006
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.	20.75 %
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	3.21
Annual Depreciation	$ 9,600

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.	8.36 %
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.	27.89 %
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.	6.01 %
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.	8.51 %
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.	11.75

Financing
Down Payment		$ 49,500
Loan		$ 280,500
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.		85.00 %
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).		85.00 %
Debt Coverage Ratio		1.27

Loan Financing of: Purchase price ($ 330,000)
Type	Amortized
Loan Amount	$ 280,500
Down payment (15%)	$ 49,500
Amortization	30 years
Interest Rate	3.76 %
Monthly Payment	$ 1,300.63

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	28,080	28,642	29,214	29,799	30,395	31,003	31,623	32,255	32,900	33,558
Vacancy Loss	0	842	859	876	894	912	930	949	968	987	1,007
Gross Operating Income	0	27,238	27,782	28,338	28,905	29,483	30,072	30,674	31,287	31,913	32,551
Expenses	0	7,392	7,540	7,691	7,844	8,001	8,161	8,325	8,491	8,661	8,834
Net Operating Income	0	19,846	20,243	20,647	21,060	21,482	21,911	22,349	22,796	23,252	23,717
Loan Payment	0	15,608	15,608	15,608	15,608	15,608	15,608	15,608	15,608	15,608	15,608
Payment Interest Part	0	10,459	10,262	10,057	9,845	9,624	9,396	9,158	8,911	8,655	8,389
Payment Principal Part	0	5,149	5,346	5,550	5,763	5,983	6,212	6,450	6,696	6,953	7,219
Cash Flow
Repairs/Construction	0	0	0	0	0	0	0	0	0	0	0
Cash Flow Before Taxes	-50,700	4,238	4,635	5,040	5,453	5,874	6,304	6,742	7,189	7,645	8,110
Depreciation	0	9,600	9,600	9,600	9,600	9,600	9,600	9,600	9,600	9,600	9,600
Taxes	0	-53	95	248	404	564	729	898	1,071	1,249	1,432
Cash Flow After Taxes	-50,700	4,291	4,540	4,792	5,049	5,310	5,575	5,844	6,117	6,395	6,678

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%)	$ 443,492
Cap Rate (6.01%) & NOI	$ 394,631
Gross Rent Multiplier	$ 394,309

Sale Proceeds

Projected Selling Price	$ 443,492
Costs of Sale (6.00%)	$ 26,610
1. Loan Balance Payoff	$ 219,180
Net Sale Proceeds Before Tax	$ 197,703

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	$ 197,703
Investor Cash Outlay	$ 50,700
Net Assets	$ 147,003
Average Yield
Annual Net Assets	$ 14,700
Average Cash Flow (After Taxes)	$ 4,791
Average Annual Gain (After Taxes)	$ 19,492
Average Annual Yield (After Taxes)	5.91 %

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: WARNER RENTAL

Property Report :

WARNER

447 Warner St, Cincinnati, OH 45219

Executive Summary

447 Warner St, Cincinnati, OH 45219

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

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