השקעה בבנייה חדשה, מכירת רכוש ישן, רעיון טוב?
תוהה אם מישהו כאן עשה אי פעם בנייה חדשה
השקעות, מה היו היתרונות, מה היו החסרונות? איך
הרבה היה ההוצאות התפעוליות הצפויות שלך לעומת ההפעלה בפועל
הוצאה.
המצב שלי:
מחפש עצה קטנה, קניתי בית קצת מעל
לפני שנה עבור $ 184,000 ללא מזומנים דרך הלוואה VA,
הבית מאז זכה 20,000 $ בשווי מוערך מס, ואני ההימור
הוספתי כ $ 10,000 ב שיפורים DIY ועדכונים
בית. המשכנתא שלי היא 1175 $ / מו והיא שוכרת עבור $ 1800.00 / מו רכוש
ניהול מגיע בסביבות 120.00 $ / mo
בקרוב אני מצפה מספר גדול כרטיס פריטים להיכשל בתוך 5 שנים
למשל HVAC, refridgerator, מכונת כביסה, סילוק אשפה כמו HVAC ו
מערכת חימום מקורית לבית 2004 נבנה (אני מודה, זה
לא בנייה באיכות גבוהה או)
אני כרגע מסתכל לתוך רכישת בית הבנייה החדש
שתושלם בתחילת האביב
Investing in new construction, selling old property, good idea?
Wondering if anybody here has ever done new construction
investments, what were the benefits, what were the drawbacks? How
much was your expected operating expense vs actual operating
expense.
My situation:
Looking for a little advice, I bought a house a little over a
year ago for $184,000 with no cash down through a VA loan, the
house has since gained $20,000 in tax assessed value, and I wager
I’ve added about $10,000 in DIY improvements and updates to the
home. My mortgage is $1175/mo and it rents for $1800.00/mo property
management comes in around $120.00/mo
Soon I expect multiple big ticket items to fail within 5 years
e.g. HVAC, refridgerator, washer, garbage disposal as the HVAC and
heating system are original to the 2004 built home (I admit, it is
not high quality construction either)
I’m currently looking into purchasing a new construction home
that would be completed in the early spring timeframe, in a good
area with great growth potential. The city is Norfolk, VA and the
town government is subsidizing new construction quite heavily, I’d
give the area a medium crime rating and expect it to be completely
gentrified within a decade. Cost for new build comes in at
$280-325,000 with a rental potential of 2400-2600 with an estimated
increase of 3% YoY.
Property is a 4BR 2.5B house with unfinished attic that I plan
to finish myself with an incremental budget of $10,000 USD over the
next year, planning to rent out the 3 rooms for $650/mo per room
($1950/mo total) and use the custom attic as an airbnb, judging by
area estimates I can probably expect $80.00/d for 15/30 days of the
month occupancy, resulting in $1200/mo income and $14,000/yr,
conservatively (house is close-ish to beach, I have good % data
supporting this theory) this runs $37,800/yr revenue, $25,000 net
income after accounting for tax and utility expenses + a 4% vacancy
allowance and a little wiggle room for unforeseen circumstances or
additions to the house (I am assuming a $300,000 mortgage payment
for these calculations) Thats with me living in one of the
rooms.
Currently I’m house hacking the first house, and renting it out
in full while I am gone for 1850/mo while paying utilities, not
being managed just inhabited by friends so I’m probably making
around $200-300/mo in profit excluding operating costs. When I’m
living there I have a negative cashflow (to be expected) of -$350
excluding taxes and repairs, I write these off because I’ve been
upgrading the house so much I am not currently paying taxes on the
income. The numbers for me living in the newer house are way
better, at +$850.00/mo and +$10,200/yr for a house I am living
in.
So MY QUESTION HERE (sorry for the text wall and numbers) is if
I should sell the first property, which has a probable gain of
$25,000 (exempt from capital gains) from the sale, and will most
likely require many repairs soon, has a negative or barely
breakeven cashflow over time assuming 50% operating costs for
repairs (imminent) and the property is located next to a train
station, far less desirable land than the property I am looking at,
which is in a desirable and growing area, that is coincedentally
closer to work for me.
SHOULD I SELL? If I sell the current house I can reduce my
mortgage on the new property and increase my cashflow, I’d be
counting on lower operating costs due to the brand new
construction, new appliances HVAC etc. when I inevetably move out
of the property (2-3 year timeframe) I am thinking the current
house I have is quite risky to keep even with the rising market
value, I don’t think it would be able to sustain a $2000 or
$2200/mo rent to keep up with 1% of its value simply because it is
in a high crime area, but I could definately sell it for
$225,000k
I could technically finance the new construction with $0 down
but my mortgage payments would be like $1900/mo and I am a little
uncomfortable with that prospect longterm for renting it after I
move out.
Constructive criticism on my numbers/plan or advice would be
appreciated, I am a little unsure of what the risk of selling the
first house and buying a new one, or keeping the first house,
renting it, buying the next one and executing my current plan is, I
don’t believe the first house will be profitable in the near term
because of repairs, I am somewhat unable to manage the property
without a PM because of work so I can’t really take the do it
myself approach. Looking for some analysis, thanks!
EDIT: I should mention I am capable of putting an additional
$30k down in cash for the new construction, but I would prefer to
keep it, that money is up for debate/advice on this investment
submitted by /u/WallStreetBoobs
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Sun, 23 Jun 2019 07:57:56 +0000
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Investing in new construction, selling old property, good idea?
Wondering if anybody here has ever done new construction investments, what were the benefits, what were the drawbacks? How much was your expected…
את התגובות המקוריות לפוסט ניתן לקרוא בתחתית דף הפוסט הנוכחי באתר או בקישור לפוסט בפייסבוק וכמובן שאתם מוזמנים להצטרף לדיון