Summer Sweet: Summer Sweet, New Braunfels TX 78132

Summer Sweet, New Braunfels, TX 78132

Singlefamily:

Investment strategy: Rental Property

Purchase Price$ 222,000

Rent$ 1,400/mo

Monthly Cash Flow$ -265

Cash on Cash Return-7.16 %

Financial Analysis

Cash on Cash Return	-7.16 %
Internal Rate of Return (IRR)	12.34 %
Capitalization Rate	4.51 %
Gross Rent Multiplier (GRM)	13.21
Debt-coverage Ratio (DCR)	0.76
Operating Expense Ratio (OER)	37.24 %

Financial Breakdown

Purchase Price	$ 222,000
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).	$ 222,000
Financing	$ 177,600
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 44,400
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.	$ 44,400
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	$ 1,400/mo
Gross Operating Income (GOI)	$ 15,960
Total Expenses	$ 5,944
Net Operating Income (NOI)	$ 10,016
Annual Debt Service	$ 13,197
Cash Flow Before Taxes (CFBT)	$ -3,181
Income Tax Liability	$ -970
Cash Flow After Taxes (CFAT)	$ -2,211

Purchase Price	$ 222,000
Address	Summer Sweet , New Braunfels, 78132, TX
Type	Singlefamily

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.	$ 16,800
Total Gross Income	$ 16,800
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.	$ 840
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.	$ 15,960	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).
Insurance	$ 1,000	6.27 %
Property tax	$ 4,944	30.98 %
Total Expenses	$ 5,944	37.24 %
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.	$ 10,016	62.76 %

Cash Flow (Year 1)

Net Operating Income	$ 10,016	62.76 %
Annual Debt Service	$ 13,197	82.69 %
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.	$ -3,181	-19.93 %
Income Tax Liability	$ -970	-6.08 %
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.	$ -2,211	-13.86 %

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).	37.24 %
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.	119.93 %

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.	$ 49,412
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.	12.34 %
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	2.11
Annual Depreciation	$ 6,458

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.	-7.16 %
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.	7.84 %
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.	4.51 %
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.	7.57 %
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.	13.21

Financing
Down Payment		$ 44,400
Loan		$ 177,600
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		0.76

Loan Financing of: Purchase price ($ 222,000)
Type	Amortized
Loan Amount	$ 177,600
Down payment (20%)	$ 44,400
Amortization	20 years
Interest Rate	4.25 %
Monthly Payment	$ 1,099.76

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	16,800	17,136	17,479	17,828	18,185	18,549	18,920	19,298	19,684	20,078
Vacancy Loss	0	840	857	874	891	909	927	946	965	984	1,004
Gross Operating Income	0	15,960	16,279	16,605	16,937	17,276	17,621	17,974	18,333	18,700	19,074
Expenses	0	5,944	6,063	6,184	6,308	6,434	6,563	6,694	6,828	6,964	7,104
Net Operating Income	0	10,016	10,216	10,421	10,629	10,842	11,058	11,280	11,505	11,735	11,970
Loan Payment	0	13,197	13,197	13,197	13,197	13,197	13,197	13,197	13,197	13,197	13,197
Payment Interest Part	0	7,437	7,187	6,927	6,655	6,371	6,075	5,767	5,445	5,109	4,758
Payment Principal Part	0	5,760	6,010	6,271	6,542	6,826	7,122	7,430	7,752	8,088	8,439
Cash Flow
Repairs/Construction	0	0	0	0	0	0	0	0	0	0	0
Cash Flow Before Taxes	-44,400	-3,181	-2,981	-2,776	-2,568	-2,356	-2,139	-1,918	-1,692	-1,462	-1,227
Depreciation	0	6,458	6,458	6,458	6,458	6,458	6,458	6,458	6,458	6,458	6,458
Taxes	0	-970	-857	-741	-621	-497	-369	-236	-99	42	188
Cash Flow After Taxes	-44,400	-2,211	-2,124	-2,036	-1,947	-1,859	-1,770	-1,681	-1,593	-1,504	-1,416

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%)	$ 298,349
Cap Rate (4.51%) & NOI	$ 265,411
Gross Rent Multiplier	$ 265,225

Sale Proceeds

Projected Selling Price	$ 298,349
Costs of Sale (5.00%)	$ 14,917
1. Loan Balance Payoff	$ 107,359
Net Sale Proceeds Before Tax	$ 176,072

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	$ 176,072
Investor Cash Outlay	$ 44,400
Net Assets	$ 131,672
Average Yield
Annual Net Assets	$ 13,167
Average Cash Flow (After Taxes)	$ -1,672
Average Annual Gain (After Taxes)	$ 11,495
Average Annual Yield (After Taxes)	5.18 %

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.

Lender Summary

Financing of: Purchase price
Type: Amortized
Amortization: 20 years

Loan Assumptions		% of ARV
After Repair Value	$ 0	0.00 %
Purchase Price	$ 222,000	%
Purchase Costs	$ 0	0.00 %
Repair Costs	$ 0	0.00 %
Holding Costs	$ 0	0.00 %
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 222,000	%
Financed Amount	$ 222,000	%
Down payment (20%)	$ 44,400	%
Loan Amount	$ 177,600	%

Lender Returns
Interest Rate	4.25 %
Interest Income	$ 86,343
Total Income to Lender	$ 0
Lender's ROI	0.00 %
Lender's Annualized ROI	0.00 %

Property Report: Summer Sweet RENTAL

Property Report :

Summer Sweet

Summer Sweet, New Braunfels, TX 78132

Executive Summary

Summer Sweet, New Braunfels, TX 78132

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

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

Lender Report

Lender Summary

Total Capital Needed

Total Capital Needed

Photos