Investment Opportunity St. Louis
Here's a great investment opportunity to invest in a home with some value add potential!
92 Beachcomber Dr, St Louis, Missouri 63146
92 Beachcomber Dr, St Louis, Missouri 63146
Metro: St Louis
Team: Nathan Dehn // (314) 607-6252 // Nathan Dehn nathandehn.re@gmail.com
Suggested Offer:
Purchase Price: $260k (Asking is $265k)
Earnest Money: $3k
Financing: appraisal contingency
Other Terms: none
Close Date: 30 days, or sooner if cash.
If this is not the right opportunity for you, but love the area, here's another opportunity and I can send you more info about it: 12320 Design Lane (estimated $3800/yr in cash flow)
Agent: What I love about this deal:
- Grade A neighborhood
- Centrally located in St. Louis close to the most major highway (I 270)
- Average home price is $250k in neighborhood (so you're not buying the best house on the block)
- Average rent in zipcode is over $2000
- Extremely close to commercial stores like Kohls, Trader Joes, ALDI, and many restaurants.
- This neighborhood has seen an average of 7% appreciation each year over the past 10 years.
Estimated optional repairs to increase value and rentability:
– bathrooms
– basement flooring
-basement paint walls
| A | Property Specifications | 1 |
| Bedrooms | 3 | |
| Bathrooms | 2 | |
| Square Feet | 2100 | |
| Year Built | 1960 | |
| Garage Size | 0 | |
| Schools Rating (on scale of 0-10) | A- | |
| Replacement Cost ($/SqFt) | $100 |
| B | Purchase Assumptions | My Offer |
| Asking | $265,000 | |
| Suggested offer (low) | $255,000 | |
| Suggested offer (high) | $260,000 | |
| Suggested offer (options) | $260,000 | |
| Land Value (%) | 25% | |
| Building Value (%) | 75% | |
| Market Value (after improvements) | $275,000 | |
| Improvements (lower) | $10,000 | |
| Improvements (upper) | $15,000 | |
| Closing Costs | $2,500 | |
| Mortgage Costs | $2,500 | |
| Other Fees At Closing | ||
| Total Cost | $277,500 |
| F | Financial Assumptions | Monthly | Yearly | % | ||
| Rent (upper) | $1,850 | $1,900 | $22,800 | |||
| Rent (lower) | $1,800 | $21,600 | ||||
| Property Tax Rate (Approx.) | 1.42% | |||||
| Property Taxes | $270 | $3,250 | 15% | |||
| Insurance | $85 | $1,020 | 5% | |||
| Repairs | $100 | $1,200 | 5% | |||
| Variable-Cost PM | 7.5% | |||||
| Property Management Fee | $139 | $1,665 | 8% | |||
| Leasing Fee | 75% | $57.8 | $694 | 3% | ||
| HOA | $22 | $270 | 1% | |||
| Vacancy Rate | 4.0% | |||||
| Total Fixed Expenses | $742 | $8,904 | 40% | |||
| Total Expenses (Fixed + Mortgage) | $1,618 | $19,412 | 87% | |||
| 1 | Financial Analysis / Deal Attractiveness | |||||
| Years: | 5 | 10 | 15 | 20 | ||
| Cap Rate | 4.0% | 4.9% | 5.8% | 6.8% | ||
| Net Cash Flow | $16,654 | $40,509 | $72,316 | $112,901 | ||
| Equity Increase | $79,670 | $176,085 | $292,773 | $434,010 | ||
| Total Gain | $96,324 | $216,595 | $365,089 | $546,911 | ||
| Average Cash Flow/Year | $3,331 | $4,051 | $4,821 | $5,645 | ||
| Average Cash Flow/Month | $278 | $338 | $402 | $470 | ||
| Average Gain/Year | $19,265 | $21,659 | $24,339 | $27,346 | ||
| Average ROI | 116.8% | 262.5% | 442.5% | 662.9% | ||
| Annual ROI | 23.4% | 26.3% | 29.5% | 33.1% | ||
| Projected Property Value | $334,580 | $407,067 | $495,259 | $602,559 | ||
With a higher budget for updates, could push the rent up to $2100
Lots of comparable homes in this area!
Please text, call, or email me back if you're interested in this awesome opportunity!
92-Beachcomber-SD.pdf