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Dream Maker Moneymaker! [Code: 4103]

Posted by Powered by Simply Do It on March 13, 2023
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Why THIS deal??
  • ~$1,407/mo. cash flow once you can refi to 5.0% 
  • Cash flows at ~$839/mo. at today's rates of 6.5% 
  • Back on the market from no fault of the seller
  • Fully remodeled and absolutely beautiful on the inside

After 15 Years (no mortgage)
Original purchase price$795,000
Total investment (out of pocket)$221,000
15 yrs Project house value$1,485,778
Value (appreciation) Gain$690,778
15 yrs cash-flow generated$240,303
Total Gain$931,081
ROI (15 yrs)421.30%
ROI (annually)28.09%
Free & Clear cash flow (yr.)$70,094
Free & Clear cash flow (m)$5,841

  • Fourplex with two 3 bedroom, 1 bath units and two 4 bedroom, 1 bath units
  • Days on the market: 2 as of 2/3/2023
  • The recent inspector said this was the “cleanest multi-family he's ever seen”!
  • Very desirable location for young professionals
  • Front door faces a large popular park
  • No fire or flood zone
  • 2 tenants will be moving soon and will give the new owner the opportunity to raise rents to market level
  • Estimates for owner paid utilities is around $350/mo for water/trash/sewer (pending verification)
  • Fully remodeled in 2022 which means little to no maintenance for a new buyer.  We still estimated $400/mo. in the spreadsheet for conservative long-term cash flow estimates only
  • New Plumbing and Electrical in 2022
  • In-unit washer/dryers
  • No HOA charges
  • 4 space off-street private parking pad

Why should you consider this house / what makes it a good investment?

  • Built: 1922 (gut rehabbed in 2022)
  • Size: 4,417 square foot building
  • Desirable Community, Good Schools, Highly Appreciating Neighborhood

What's next?

Email/text for address, analysis and to get connected to Simply Do It's local team that handles this transaction.

Metro: St. Louis

Team: Nathan  – email directly at

Code: 3104

Property Specifications4Per Door
 Bedrooms – 4 FAMILY143/4 bed units
 Bathrooms – 4 FAMILY41.0
 Square Feet4,4171104
 Year Built1922
 Garage Size04-spaces
 Schools Rating (on scale of A-C)C

Financing Assumptions 
 Down Payment (%)25%
 Down Payment Amount$198,750
 Financed Amount$596,250
 Interest Rate (5/6 ARM)6.500%
 Mortgage Term (Years)30
 Monthly Mortgage Payment$3,769
 Cash Outlay (Total Out of Pocket)$221,000

Purchase AssumptionsMy OfferPer Door
Offer used for analysis$795,000$198,750
Suggested offer (low)$795,000$198,750
Suggested offer (high)$825,000$206,250
Market Value (after improvements)$825,000
Improvements (lower)$4,000$1,000
Improvements (upper)$8,000$2,000
Closing Costs$7,950
Mortgage Costs$7,950$1,988
Other Fees At Closing$350$88
Total Cost $817,250$1,988

Financial AssumptionsMonthlyYearly
Rent (market) $6,860$7,200$86,400
Rent (current)$6,519$78,228
Property Tax Rate (Approx.)2.5%
Property Taxes$400$4,800
Variable-Cost PM7.5%
Property Management Fee$514$6,174
Leasing Fee75%$214.4$2,572
Utilities Estimate$350$4,200
Vacancy Rate4.0%
Total Fixed Expenses$2,433$29,191
 Total Expenses (Fixed + Mortgage)$6,201$74,416

Financial Analysis / Deal Attractiveness   
 Cap Rate4.6%5.9%7.2%8.7%
 Net Cash Flow$50,329$129,432$240,303$386,248
 Equity Increase$216,833$486,975$824,396$1,247,025
 Total Gain$267,163$616,407$1,064,699$1,633,273
 Average Cash Flow/Year$10,066$12,943$16,020$19,312
 Average Cash Flow/Month$839$1,079$1,335$1,609
 Average Gain/Year$53,433$61,641$70,980$81,664
 Average ROI120.9%278.9%481.8%739.0%
 Annual ROI24.2%27.9%32.1%37.0%
 Projected Property Value$1,003,739$1,221,202$1,485,778$1,807,677

Property Ratings Suggestions
 Item Suggested Criteria (Min.)This PropertyFAVORABLE /
 Square Feet10004,417FAVORABLE
 Year Built19701922INSUFFICIENT
 Rent/Price (%)0.75%0.91%FAVORABLE
 Average Cash Flow (at year 5)$125$839FAVORABLE
 Average ROI (at year 5)15%24.2%FAVORABLE







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Information contained herein was obtained from sources deemed reliable, however, Simply Do It and/or the owner(s) of the property make no guarantees, warranties or representation as to the completeness or accuracy thereof. The presentation of the property is offered subject to errors, omissions, changes in price and/or terms, prior sale or lease or removal from the market for any reason without notice.

The analysis is provided “As Is”. All the information is believed to be accurate (except for the small effects of some simplifying assumptions), but is not guaranteed, and depends on the values entered for the property. This analysis is intended for the purpose of illustrative projections. The information provided is not intended to replace or substitute for any legal, accounting, investment, real estate, tax, or other professional advice, consultation, or service. Simply Do It and/or the owner(s) are not responsible nor liable for any damages arising from the use of the analysis info. 

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